711 Main St · Charleston, WV 25302

$115,000

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 192 Days on market

Built 1920 3,485 sqft lot Est $116k · at est.

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.9/15.0
• 1% rule +6.7/10.0
• Livability +4.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2-story home located on the West Side of Charleston! Home offers gleaming hardwoods, a large kitchen, and large bedrooms! This 3 bedroom, 1.5 bath home boasts a garage, driveway, and flat backyard! Additionally, this house offers newer appliances, a newer hot water tank, and washer and dryer convey! MUST SEE today!

Key facts

• Formal dining area
• Spacious living room
• 3,485 sq ft lot

Tags

• FORMAL DINING AREA
• SPACIOUS LIVING ROOM
• FULL UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 85/100 on livability (#3 in WV, #524 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Kanawha County Schools (suburban): math 29% / reading 40% proficiency, ranked #17 of 55 in WV (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mary C. Snow West Side Elementary (math 12% / reading 12%, grade F, #375 of 377 statewide, top 99%, 353 students, 0% FRL); West Side Middle School (math 7% / reading 18%, grade F, #109 of 109 statewide, top 100%, 377 students, 0% FRL); Capital High School (math 22% / reading 52%, grade F, #32 of 110 statewide, top 34%, 1,086 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 20% at this address vs 34% district-wide (-14 pts) — the specific schools serving this property underperform the Kanawha County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 99 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.26%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $116,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Elm St	0.11mi	3/1.5	1,344 (+2%)	2mo	$150,000	$112	88
923 Main St	0.22mi	3/1.5	1,248 (-6%)	1mo	$138,000	$111	78
711 Hall St	0.12mi	3/1.0	1,364 (+3%)	9mo	$120,000	$88	78
1016 Grant St	0.28mi	3/1.0	1,352 (+2%)	6mo	$20,000	$15	74
54 Hunt Ave	0.37mi	3/2.0	1,368 (+4%)	10mo	$38,500	$28	69
113 Vine St	0.15mi	4/2.0 (+1)	1,440 (+9%)	11mo	$114,000	$79	64
839 Greendale Dr	0.64mi	3/1.5	1,320 (0%)	9mo	$112,000	$85	61
624 Randolph St	0.24mi	3/1.5	1,488 (+13%)	10mo	$150,000	$101	58
712 Adams St	0.45mi	3/1.0	1,232 (-7%)	8mo	$24,500	$20	57
1002 Grant St	0.21mi	2/1.0 (-1)	1,128 (-14%)	7mo	$130,000	$115	51
846 Somerset Dr	0.51mi	4/1.5 (+1)	1,415 (+7%)	8mo	$125,000	$88	51
1106 Barton St	0.72mi	3/1.0	1,222 (-7%)	10mo	$20,000	$16	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $494
• Equity at exit: $17,147

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $25,068
• Equity at exit: $9,943

Cash invested: $32,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State West Virginia: 83 Strongly Landlord-Friendly · R+22
• County: — inherits STATE
• City: — inherits STATE

Landlord-favorable; preempted; minimal protections.

Methodology + full state rankings →

ZIP-level market 25302

• Home prices YoY: -21.8%
• Active inventory: 99
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$48
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $300

Break-even live

Break-even rent $968

Max offer price $115,000

Occupancy floor 73%

Sensitivity live

Price	-10% $365	-5% $333	+0% $300	+5% $268	+10% $235
Rent	-10% $194	-5% $247	+0% $300	+5% $354	+10% $407
Rate	-1.0pp $358	-0.5pp $330	base $300	+0.5pp $271	+1.0pp $240

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-03-09
   status Pending
2. 2026-01-20
   price $115,000
3. 2025-09-24
   price $125,000
4. 2025-08-29
   listed $130,000 Active
5. 2022-04-15
   soldstatus $80,000 326-char remark

   Show marketing remark (326 chars)

   Beautiful 2-story home located on the West Side of Charleston! Home offers gleaming hardwoods, a large kitchen, and large bedrooms! This 3 bedroom, 1.5 bath home boasts a garage, driveway, and flat backyard! Additionally, this house offers newer appliances, a newer hot water tank, and washer and dryer convey! MUST SEE today!

6. 2022-02-24
   listed $89,900 326-char remark

   Show marketing remark (326 chars)

   Beautiful 2-story home located on the West Side of Charleston! Home offers gleaming hardwoods, a large kitchen, and large bedrooms! This 3 bedroom, 1.5 bath home boasts a garage, driveway, and flat backyard! Additionally, this house offers newer appliances, a newer hot water tank, and washer and dryer convey! MUST SEE today!

7. 1996-07-18
   soldstatus $49,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WV · Resets to sale price

• Current annual tax: $699 · $58/mo
• Projected year-2 tax: $699 · $58/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,179
• − Mortgage interest: −$6,442
• − Property taxes: −$699
• − Insurance: −$1,242
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$3,345
• Taxable income: $1,862
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $3,157/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Kanawha County Schools
• NCES district ID: 5400600
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $44,329
• Composite: 29.35/100
• National rank: #6540
• State rank: #17 of 55 in WV

Livability — Charleston

• Score: 85/100
• State rank: #3
• US rank: #524

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, WV
• County: Kanawha County · 33,502 people
• City population: 33,502
• Metro: Charleston, WV
• Population (ZIP): 13,204
• Household income: $55,210
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 679.0

Population outlook (Kanawha County) Hauer SSP2

• Today (2025): 178,946 people
• By 2030: 172,906 · -3.4%
• By 2040: 159,874 · -10.7%
• By 2050: 148,148 · -17.2%
• By 2075: 123,257 · -31.1%
• By 2100: 96,454 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 14% Two or more races 8% Hispanic / Latino 3% Asian 1%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Foreign-born: 1% · South Korea

Political lean MEDSL · Kanawha

• 2024 margin: R (+17.4) · D 40.2% · R 57.6% · Other 2.2%
• 2008→2024 swing: -17.0pp toward R · 2008: -0.4pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.7 2016: R+20.6 2012: R+11.9 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.83%
• Current HPI: 160.7081
• Rent YoY: —
• Metro: Charleston, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+130.5% since first listed

7 events — show timeline

• 2026-03-09 Pending — KVBOR
• 2026-01-20 Price Changed $115,000 KVBOR
• 2025-09-24 Price Changed $125,000 KVBOR
• 2025-08-29 Listed $130,000 KVBOR
• 2022-04-15 Sold (MLS) $80,000 KVBOR
• 2022-02-24 Listed $89,900 KVBOR
• 1996-07-18 Sold (Public Records) $49,900 Public Records

Property tax history

+8.4%/yr

Latest (2025): $699 · +0.0% YoY. Source: county tax records.