1404 Kanawha St · Hansford, WV 25103

$105,000

3 bd · 1.5 ba · 1,591 sqft · MultiFamily · 73 Days on market

Built 1955 Fair condition 5,227 sqft lot ↓ 39% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.1/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Beautiful single-story home with 3 bedrooms, 1 1/2 baths, a fireplace, and a storage building.

Key facts

• Storage shed
• Fully fenced yard
• 5,227 sq ft lot

Tags

• FULLY FENCED YARD
• STORAGE SHED

Property features AI

Exterior

• Parking: Attached garage (1 space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One story
• Construction: Brick and vinyl siding exterior; Metal roof
• Exterior features: Fenced yard; Exterior storage

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Fireplace insert heating; Central air conditioning
• Interior features: Insulated windows; Storage; Smoke detectors; Fireplace with insert

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Pratt Elementary School (math 27% / reading 22%, grade F, #287 of 377 statewide, top 85%, 161 students, 0% FRL); East Bank Middle School (math 21% / reading 29%, grade F, #81 of 109 statewide, top 76%, 254 students, 0% FRL); Riverside High School (math 17% / reading 47%, grade F, #55 of 110 statewide, top 59%, 1,220 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.
• Market conditions: 3 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 (-1.9%/yr); year-one equity from $726 of loan paydown is wiped out by about $2k 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 (-1.9% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $55k; list at $105k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.81% ✓
• Cap rate: 15.20%
• Cash-on-cash: 31.81%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.14×
• Total profit: $33,550
• Equity at exit: $21,074

10-year hold

• IRR: 32.1%
• Equity multiple: 4.15×
• Total profit: $92,535
• Equity at exit: $18,663

Cash invested: $29,400 (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 25103

• Home prices YoY: -1.3%
• Active inventory: 3
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,905 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $713

Break-even live

Break-even rent $1,003

Max offer price $105,000

Occupancy floor 58%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$1,904
Total (2 units)			$1,905

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   status $105,000 Pending 73 DOM
2. 2026-06-18
   days on market $105,000 Active 73 DOM
3. 2026-06-17
   days on market $105,000 Active 72 DOM
4. 2026-06-16
   days on market $105,000 Active 71 DOM
5. 2026-06-15
   days on market $105,000 Active 70 DOM
6. 2026-06-14
   days on market $105,000 Active 68 DOM
7. 2026-06-12
   days on market $105,000 Active 67 DOM
8. 2026-06-09
   days on market $105,000 Active 64 DOM
9. 2026-06-08
   days on market $105,000 Active 63 DOM
10. 2026-06-07
    days on market $105,000 Active 62 DOM
11. 2026-06-05
    days on market $105,000 Active 59 DOM
12. 2026-06-03
    days on market $105,000 Active 58 DOM
13. 2026-06-02
    days on market $105,000 Active 57 DOM
14. 2026-06-01
    days on market $105,000 Active 56 DOM
15. 2026-05-31
    days on market $105,000 Active 55 DOM
16. 2026-05-30
    days on market $105,000 Active 54 DOM
17. 2026-04-23
    status Active
18. 2026-04-17
    status Pending
19. 2026-03-31
    listed $110,000 Active
20. 2023-04-07
    soldstatus $55,000 94-char remark

    Show marketing remark (94 chars)

    Beautiful single-story home with 3 bedrooms, 1 1/2 baths, a fireplace, and a storage building.

21. 2023-03-15
    listed $59,900 94-char remark

    Show marketing remark (94 chars)

    Beautiful single-story home with 3 bedrooms, 1 1/2 baths, a fireplace, and a storage building.

22. 2023-02-15
    listed $179,800

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥100°F today · 22 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: $22,860
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$1,322
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$3,055
• Taxable income: $7,369
• Est. tax owed @ 24.0%: −$1,768
• After-tax cash flow: $6,786/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 1.5-bath home requires moderate updates to its kitchen and bathrooms, as well as some exterior maintenance. With a few updates, it could become a move-in ready property with increased resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Minor exterior siding — some wear

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to both buyers and renters
• Both paint interior walls — fresh paint would improve the home's appearance and value
• Both replace carpeting with hardwood or tile — hardwood or tile flooring would increase the home's value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
exterior siding · some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint would improve the home's appearance and value ↑
• Both replace carpeting with hardwood or tile — hardwood or tile flooring would increase the home's value and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Hansford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Hansford, WV
• Population (ZIP): 190

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 (87%)
• Race & ethnicity: White 87% Black 13%

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: ▼ -1.86%
• Current HPI: 144.5568
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-38.8% since first listed

6 events — show timeline

• 2026-04-23 Relisted — KVBOR
• 2026-04-17 Pending — KVBOR
• 2026-03-31 Listed $110,000 KVBOR
• 2023-04-07 Sold (MLS) $55,000 KVBOR
• 2023-03-15 Listed $59,900 KVBOR
• 2023-02-15 Listed $179,800 KVBOR