859 Anaconda Ave · Charleston, WV 25302

$27,500

2 bd · 1.0 ba · 868 sqft · SingleFamily public records · 17 Days on market

Built 1925 0.47 ac lot

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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
• 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

This 2-bedroom, 1-bathroom bungalow in a West Side hills location just above the Elk City Historic District offers potential for those ready to invest in a property with lots of potential. The home features a 0.47 acre (give or take) corner lot. A useable yard this large is a rare find in this area. The cozy layout provides a straightforward floor plan featuring hardwood floors throughout, a formal dining room and storage space that could potentially be converted to a den. This home is ready to be restored and offers an opportunity to build sweat equity while adding your own custom touches.

Key facts

• 0.47 acre lot
• Built 1925
• Listed 16 days

Property features AI

Finance

• Other: Lot is approximately 0.47 acres

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential single-family home
• Construction: Frame and plaster construction; Composition/shingle roof
• Exterior features: Front porch

Interior

• Bedrooms: 5 total rooms
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Heating present
• Interior features: Wood-framed windows; Hardwood and vinyl flooring; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $27k (1.5% below list) — sets the bar for market timing.
• Cap rate 35.8% vs local median 3.8% in Charleston — 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 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: Edgewood Elementary (math 27% / reading 37%, grade F, #191 of 377 statewide, top 56%, 362 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.
• 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 $190 of loan paydown is wiped out by about $825 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 17 days — a 2% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,087 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 4.08% ✓
• Cap rate: 35.84%
• Cash-on-cash: 105.52%
• DSCR: 5.69
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $78,988
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
882 Anaconda Ave	0.09mi	2/1.0	882 (+2%)	9mo	$125,000	$142	86
104 Patterson St	0.06mi	3/1.0 (+1)	906 (+4%)	15mo	$60,000	$66	72
313 Buchanan St	0.19mi	2/1.0	978 (+13%)	9mo	$115,000	$118	62
18 Hillcrest Dr	0.27mi	2/1.0	924 (+6%)	18mo	$81,000	$88	62
1219 Crescent Rd	0.64mi	2/1.0	845 (-3%)	15mo	$79,900	$95	54
1217 Woodland Dr	0.58mi	2/1.0	850 (-2%)	23mo	$83,000	$98	50
615 Grant St	0.70mi	2/1.0	794 (-8%)	6mo	$70,000	$88	48
1207 Park Ave	0.66mi	2/1.0	940 (+8%)	13mo	$86,000	$91	45
811 7th St	0.70mi	3/1.0 (+1)	954 (+10%)	3mo	$84,000	$88	44
437 Baird Dr	0.54mi	2/1.0	943 (+9%)	21mo	$27,500	$29	43
610 Georgia St	0.52mi	2/1.0	800 (-8%)	24mo	$88,000	$110	43

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: 6.03×
• Total profit: $38,696
• Equity at exit: $4,100

10-year hold

• IRR: —
• Equity multiple: 12.60×
• Total profit: $89,341
• Equity at exit: $2,378

Cash invested: $7,700 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$144
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $677

Break-even live

Break-even rent $265

Max offer price $27,500

Occupancy floor 35%

Sensitivity live

Price	-10% $693	-5% $685	+0% $677	+5% $669	+10% $662
Rent	-10% $588	-5% $633	+0% $677	+5% $721	+10% $766
Rate	-1.0pp $691	-0.5pp $684	base $677	+0.5pp $670	+1.0pp $663

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-22
   days on market $27,500 Active 17 DOM
2. 2026-06-21
   days on market $27,500 Active 16 DOM
3. 2026-06-19
   days on market $27,500 Active 14 DOM
4. 2026-06-18
   days on market $27,500 Active 13 DOM
5. 2026-06-17
   days on market $27,500 Active 12 DOM
6. 2026-06-16
   days on market $27,500 Active 11 DOM
7. 2026-06-15
   days on market $27,500 Active 10 DOM
8. 2026-06-14
   days on market $27,500 Active 8 DOM
9. 2026-06-12
   remarks 597-char remark
10. 2026-06-12
    days on market $27,500 Active 7 DOM
11. 2026-06-09
    days on market $27,500 Active 4 DOM
12. 2026-06-08
    days on market $27,500 Active 3 DOM
13. 2026-06-07
    listed $27,500 Active 2 DOM

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $646 · $54/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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: $13,467
• − Mortgage interest: −$1,540
• − Property taxes: −$646
• − Insurance: −$138
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$800
• Taxable income: $8,188
• Est. tax owed @ 24.0%: −$1,965
• After-tax cash flow: $6,160/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

+25.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $27,500 KVBOR
• 1999-04-16 Sold (Public Records) $22,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $646 · +0.0% YoY. Source: county tax records.