820 Green Valley Dr · St. Albans, WV 25177

$29,900

3 bd · 1.0 ba · 2,008 sqft · SingleFamily public records · 364 Days on market

Built 1945 Est $28k · 6% over ↓ 47% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• ARV discount +4.6/15.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

St Albans, Kanawha County 3 bedroom home on one lane paved road needs work

Key facts

• Built 1945
• Listed 364 days

Property features AI

Exterior

• Home design: Residential property
• Construction: Stone construction; Block foundation; Built around 1400 square-foot interior
• Exterior features: Shingle roof

Interior

• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Carpet and hardwood flooring; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 37.4% vs local median 4.9% in St. Albans — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade D — 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.
• Market conditions: 116 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 364 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $19k; list at $30k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $66/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 364 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.29% ✓
• Cap rate: 37.41%
• Cash-on-cash: 111.13%
• DSCR: 5.94
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $28,112
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 Green Valley Dr	0.12mi	2/2.0 (-1)	1,753 (-13%)	10mo	$25,000	$14	56

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: —
• Equity multiple: 5.82×
• Total profit: $40,382
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 12.18×
• Total profit: $93,622
• Equity at exit: $2,585

Cash invested: $8,372 (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 25177

• Home prices YoY: -16.6%
• Active inventory: 116
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$12
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $709

Break-even live

Break-even rent $386

Max offer price $29,900

Occupancy floor 40%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-30
   days on market $29,900 Active 364 DOM
2. 2025-12-16
   soldstatus Closed 74-char remark

   Show marketing remark (74 chars)

   St Albans, Kanawha County 3 bedroom home on one lane paved road needs work

3. 2025-12-09
   price $14,900 74-char remark

   Show marketing remark (74 chars)

   St Albans, Kanawha County 3 bedroom home on one lane paved road needs work

4. 2025-11-09
   price $16,900 74-char remark

   Show marketing remark (74 chars)

   St Albans, Kanawha County 3 bedroom home on one lane paved road needs work

5. 2025-09-25
   price $18,900 74-char remark

   Show marketing remark (74 chars)

   St Albans, Kanawha County 3 bedroom home on one lane paved road needs work

6. 2025-08-26
   price $24,900 74-char remark

   Show marketing remark (74 chars)

   St Albans, Kanawha County 3 bedroom home on one lane paved road needs work

7. 2025-05-31
   listed $29,900 Active 74-char remark

   Show marketing remark (74 chars)

   St Albans, Kanawha County 3 bedroom home on one lane paved road needs work

8. 2025-05-31
   listed $29,900 Active

   Show marketing remark (74 chars)

   St Albans, Kanawha County 3 bedroom home on one lane paved road needs work

9. 2020-07-31
   soldstatus $19,000 105-char remark

   Show marketing remark (105 chars)

   1.5 story on large, level lot. Large family room. Near schools and shopping. Sold as is. Great potential.

10. 2020-05-05
    listed $16,900 105-char remark

    Show marketing remark (105 chars)

    1.5 story on large, level lot. Large family room. Near schools and shopping. Sold as is. Great potential.

11. 2020-02-19
    listed $22,300
12. 2020-01-10
    listed $22,500
13. 2001-11-15
    soldstatus $27,900

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $830 · $69/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 (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,398
• − Mortgage interest: −$1,675
• − Property taxes: −$830
• − Insurance: −$947
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$870
• Taxable income: $8,613
• Est. tax owed @ 24.0%: −$2,067
• After-tax cash flow: $6,439/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 — St. Albans

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

Census & demographics

• City population: 23,211
• Population (ZIP): 23,211

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 5% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 0%

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: ▼ -36.96%
• Current HPI: 185.502
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-46.6% since first listed

12 events — show timeline

• 2025-12-16 Sold (MLS) — GVBOR
• 2025-12-09 Price Changed $14,900 GVBOR
• 2025-11-09 Price Changed $16,900 GVBOR
• 2025-09-25 Price Changed $18,900 GVBOR
• 2025-08-26 Price Changed $24,900 GVBOR
• 2025-05-31 Listed $29,900 GVBOR
• 2025-05-31 Listed $29,900 GVBOR
• 2020-07-31 Sold (MLS) $19,000 KVBOR
• 2020-05-05 Listed $16,900 KVBOR
• 2020-02-19 Listed $22,300 KVBOR
• 2020-01-10 Listed $22,500 KVBOR
• 2001-11-15 Sold (Public Records) $27,900 Public Records

Property tax history

+7.6%/yr

Latest (2025): $830 · -47.1% YoY. Source: county tax records.