2212 Third Ave · East Bank, WV 25067

$9,900

3 bd · 2.0 ba · 2,180 sqft · SingleFamily public records · 178 Days on market

Built 1934 ↓ 50% 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
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

EAST BANK, 2 bedroom 1 bath rehab home, or potential commercial lot on main route

Key facts

• Built 1934
• Listed 177 days

Property features AI

Exterior

• Home design: Residential property
• Construction: Block foundation
• Exterior features: Wood and shingle roof

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Hardwood flooring; 6 total rooms

🏷️ Possibly a rental listed for sale. The $9,900 price doesn't fit this home's estimated sale value (~$159,140) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $9k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#110 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: employment C-, schools F, amenities 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.
• Market conditions: 5 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $365 of equity ($68 loan paydown + $297 appreciation (3.0% local appreciation)).
• 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($9k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire 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 $8,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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 1934 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 12.48% ✓
• Cap rate: 116.30%
• Cash-on-cash: 392.88%
• DSCR: 18.48
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $159,140
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Ferry St	0.20mi	3/2.0	2,250 (+3%)	8mo	$165,000	$73	79

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: 20.78×
• Total profit: $54,822
• Equity at exit: $4,451

10-year hold

• IRR: —
• Equity multiple: 44.35×
• Total profit: $120,167
• Equity at exit: $6,860

Cash invested: $2,772 (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 25067

• Active inventory: 5
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $148/yr
• Insurance: −$4
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $841

Break-even live

Break-even rent $171

Max offer price $9,900

Occupancy floor 27%

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: $2,475
• Closing costs: $297
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $9,900 Active 178 DOM
2. 2026-06-18
   days on market $9,900 Active 177 DOM
3. 2026-06-17
   days on market $9,900 Active 176 DOM
4. 2026-06-16
   days on market $9,900 Active 175 DOM
5. 2026-06-15
   days on market $9,900 Active 174 DOM
6. 2026-06-14
   days on market $9,900 Active 172 DOM
7. 2026-06-12
   days on market $9,900 Active 171 DOM
8. 2026-06-09
   days on market $9,900 Active 168 DOM
9. 2026-06-08
   days on market $9,900 Active 167 DOM
10. 2026-06-07
    days on market $9,900 Active 166 DOM
11. 2026-06-05
    days on market $9,900 Active 163 DOM
12. 2026-06-03
    days on market $9,900 Active 162 DOM
13. 2026-06-02
    days on market $9,900 Active 161 DOM
14. 2026-06-01
    days on market $9,900 Active 160 DOM
15. 2026-05-31
    days on market $9,900 Active 159 DOM
16. 2026-05-30
    days on market $9,900 Active 158 DOM
17. 2026-04-30
    price $9,900
18. 2026-03-21
    price $12,900
19. 2026-02-13
    price $15,900
20. 2026-01-02
    price $17,900
21. 2025-12-23
    listed $19,900 Active

ⓘ 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 (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥98°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: $14,825
• − Mortgage interest: −$555
• − Property taxes: −$148
• − Insurance: −$847
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$288
• Taxable income: $10,615
• Est. tax owed @ 24.0%: −$2,548
• After-tax cash flow: $7,546/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 — East Bank

• Score: 66/100
• State rank: #110
• US rank: #11745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Bank, WV
• Population (ZIP): 776

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 (83%)
• Race & ethnicity: White 83% Two or more races 16%
• Common ancestry: Italian 4% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-50.3% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $9,900 GVBOR
• 2026-03-21 Price Changed $12,900 GVBOR
• 2026-02-13 Price Changed $15,900 GVBOR
• 2026-01-02 Price Changed $17,900 GVBOR
• 2025-12-23 Listed $19,900 GVBOR

Property tax history

+14.9%/yr

Latest (2025): $1,723 · +268.2% YoY. Source: county tax records.