18 Delaware Ave · Charleston, WV 25302

$110,000

3 bd · 1.0 ba · 1,748 sqft · SingleFamily public records · 26 Days on market

Built 1916 Est $119k · 7% under

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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 +27.7/30.0
• ARV discount +10.9/15.0
• DSCR +9.8/10.0
• 1% rule +7.2/10.0
• 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

Nice investment home. Original woodwork. Sold As-Is Condition. Buyer to verify all information.

Key facts

• Sun porch
• Flexible floorplan
• Original woodwork

Tags

• ORIGINAL WOODWORK
• ORIGINAL WOOD STAIRCASE
• SUN PORCH
• FLEXIBLE FLOORPLAN

Property features AI

Finance

• Other: Residential property listed by Better Homes and Gardens Real Estate Central

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Plaster and stucco exterior
• Exterior features: Composition/shingle roof; Lot dimensions approximately 33 x 33 x 87 x 87

Interior

• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Hardwood flooring; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% 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 $761 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 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 $25k; list at $110k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1916 — 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.97%
• DSCR: 1.58
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $118,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 Main St	0.13mi	3/2.0	1,800 (+3%)	13mo	$87,550	$49	74
707 Hall St	0.26mi	3/2.0	1,600 (-8%)	6mo	$132,000	$83	64
316 Wyoming St	0.27mi	4/1.0 (+1)	1,600 (-8%)	5mo	$132,000	$83	64
405 Glenwood Ave	0.40mi	4/2.0 (+1)	1,800 (+3%)	12mo	$122,000	$68	57
828 Somerset Dr	0.55mi	2/2.0 (-1)	1,704 (-2%)	9mo	$39,900	$23	54
325 Mckinley Ave	0.48mi	2/2.0 (-1)	1,669 (-4%)	10mo	$270,000	$162	53
624 Randolph St	0.31mi	3/1.5	1,488 (-15%)	10mo	$150,000	$101	51
1207 1st Ave	0.61mi	4/2.0 (+1)	1,632 (-7%)	8mo	$79,900	$49	44
806 Red Oak St	0.70mi	3/2.0	1,602 (-8%)	11mo	$107,000	$67	40
201 Sheridan Cir	0.53mi	3/2.0	2,000 (+14%)	10mo	$315,500	$158	39
860 Greendale Dr	0.67mi	3/2.0	1,589 (-9%)	13mo	$57,500	$36	38
1052 Main St St	0.59mi	4/2.0 (+1)	1,993 (+14%)	5mo	$97,027	$49	36

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-119
• Equity at exit: $16,401

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $22,789
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$104 /mo · $1,249/yr
• Insurance: −$46
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $277

Break-even live

Break-even rent $990

Max offer price $110,000

Occupancy floor 74%

Sensitivity live

Price	-10% $340	-5% $309	+0% $277	+5% $246	+10% $215
Rent	-10% $171	-5% $224	+0% $277	+5% $330	+10% $383
Rate	-1.0pp $333	-0.5pp $305	base $277	+0.5pp $249	+1.0pp $220

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $110,000 Active 26 DOM
2. 2026-06-19
   days on market $110,000 Active 24 DOM
3. 2026-06-18
   days on market $110,000 Active 23 DOM
4. 2026-06-17
   days on market $110,000 Active 22 DOM
5. 2026-06-16
   days on market $110,000 Active 21 DOM
6. 2026-06-15
   days on market $110,000 Active 20 DOM
7. 2026-06-14
   days on market $110,000 Active 18 DOM
8. 2026-06-12
   days on market $110,000 Active 17 DOM
9. 2026-06-09
   days on market $110,000 Active 14 DOM
10. 2026-06-08
    days on market $110,000 Active 13 DOM
11. 2026-06-07
    days on market $110,000 Active 12 DOM
12. 2026-06-05
    days on market $110,000 Active 9 DOM
13. 2026-06-03
    days on market $110,000 Active 8 DOM
14. 2026-06-02
    days on market $110,000 Active 7 DOM
15. 2026-06-01
    days on market $110,000 Active 6 DOM
16. 2026-05-31
    days on market $110,000 Active 5 DOM
17. 2026-05-30
    days on market $110,000 Active 4 DOM
18. 2026-05-22
    listed $110,000 Active
19. 2023-10-20
    soldstatus $25,000 95-char remark

    Show marketing remark (95 chars)

    Nice investment home. Original woodwork. Sold As-Is Condition. Buyer to verify all information.

20. 2023-09-18
    listed $35,000 95-char remark

    Show marketing remark (95 chars)

    Nice investment home. Original woodwork. Sold As-Is Condition. Buyer to verify all information.

21. 1988-11-18
    soldstatus $40,000

ⓘ 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: $1,249 · $104/mo
• Projected year-2 tax: $1,249 · $104/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 5/10 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: $16,098
• − Mortgage interest: −$6,162
• − Property taxes: −$1,249
• − Insurance: −$1,216
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$3,200
• Taxable income: $1,695
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $2,923/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

+175.0% since first listed

4 events — show timeline

• 2026-05-22 Listed $110,000 KVBOR
• 2023-10-20 Sold (MLS) $25,000 KVBOR
• 2023-09-18 Listed $35,000 KVBOR
• 1988-11-18 Sold (Public Records) $40,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,249 · +100.0% YoY. Source: county tax records.