1626 King St · South Charleston, WV 25303

$34,900

4 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 79 Days on market

Built 1948 0.61 ac lot ↓ 56% 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
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.61 acre lot
• Garage
• Built 1948

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Block and stone construction
• Exterior features: Composition shingle roof

Interior

• Kitchen: Electric range
• Bedrooms: 9 total rooms (bedroom count not specified)
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Two fireplaces; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 31.3% vs local median 4.8% in South 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 71/100 on livability (#58 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute 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: Montrose Elementary School (math 37% / reading 52%, grade F, #71 of 377 statewide, top 22%, 236 students, 0% FRL); South Charleston High School (math 22% / reading 47%, grade F, #42 of 110 statewide, top 47%, 952 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: 50 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 $241 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1948 — 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 $32,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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 D-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. 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?
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: 3.68% ✓
• Cap rate: 31.28%
• Cash-on-cash: 89.25%
• DSCR: 4.97
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $165,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Forest Cir	0.17mi	3/2.0 (-1)	1,519 (+4%)	1mo	$201,600	$133	79
202 Shepherd Ave	0.21mi	3/1.5 (-1)	1,470 (+1%)	13mo	$197,055	$134	71
204 Shepherd Ave	0.21mi	3/1.0 (-1)	1,416 (-3%)	7mo	$194,200	$137	71
318 Monroe St	0.17mi	3/1.0 (-1)	1,560 (+7%)	5mo	$165,000	$106	67
2710 Daniels Ave	0.40mi	3/2.0 (-1)	1,485 (+2%)	10mo	$171,000	$115	65
702 Forest Cir	0.30mi	3/2.0 (-1)	1,573 (+8%)	5mo	$180,000	$114	63
300 Forest Cir	0.19mi	3/2.0 (-1)	1,273 (-13%)	6mo	$119,000	$93	60
226 Henson Ave	0.24mi	3/2.0 (-1)	1,606 (+10%)	10mo	$87,900	$55	58
238 Sutherland Dr	0.36mi	3/1.0 (-1)	1,560 (+7%)	10mo	$134,000	$86	54
686 Forest Cir	0.35mi	3/1.0 (-1)	1,285 (-12%)	3mo	$110,000	$86	52
161 Second Ave	0.54mi	3/2.0 (-1)	1,568 (+8%)	9mo	$148,000	$94	49
1311 Martha Rd	0.59mi	3/2.0 (-1)	1,674 (+15%)	12mo	$256,000	$153	32

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: 89.9%
• Equity multiple: 5.16×
• Total profit: $40,681
• Equity at exit: $5,204

10-year hold

• IRR: 92.9%
• Equity multiple: 10.74×
• Total profit: $95,225
• Equity at exit: $3,018

Cash invested: $9,772 (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 25303

• Home prices YoY: -11.4%
• Active inventory: 50
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $727

Break-even live

Break-even rent $366

Max offer price $34,900

Occupancy floor 38%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $34,900 Active 79 DOM
2. 2026-06-18
   days on market $34,900 Active 78 DOM
3. 2026-06-17
   days on market $34,900 Active 77 DOM
4. 2026-06-16
   days on market $34,900 Active 76 DOM
5. 2026-06-15
   days on market $34,900 Active 75 DOM
6. 2026-06-14
   days on market $34,900 Active 73 DOM
7. 2026-06-12
   days on market $34,900 Active 72 DOM
8. 2026-06-09
   days on market $34,900 Active 69 DOM
9. 2026-06-08
   days on market $34,900 Active 68 DOM
10. 2026-06-07
    days on market $34,900 Active 67 DOM
11. 2026-06-05
    days on market $34,900 Active 64 DOM
12. 2026-06-03
    days on market $34,900 Active 63 DOM
13. 2026-06-02
    pricedays on market $34,900 Active 62 DOM
14. 2026-06-01
    days on market $39,900 Active 61 DOM
15. 2026-05-31
    days on market $39,900 Active 60 DOM
16. 2026-05-30
    days on market $39,900 Active 59 DOM
17. 2026-05-14
    price $39,900
18. 2026-04-16
    price $44,900
19. 2026-04-02
    price $49,900
20. 2026-04-01
    listed $25,260 Active
21. 2007-06-01
    soldstatus $91,250

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $1,096 · $91/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 ≥101°F today · 19 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: $15,428
• − Mortgage interest: −$1,955
• − Property taxes: −$1,096
• − Insurance: −$174
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$1,015
• Taxable income: $8,719
• Est. tax owed @ 24.0%: −$2,092
• After-tax cash flow: $6,629/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 — South Charleston

• Score: 71/100
• State rank: #58
• US rank: #6993

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Charleston, WV
• City population: 6,987
• Population (ZIP): 6,987

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 (80%)
• Race & ethnicity: White 80% Two or more races 12% Black 5% Asian 3% Hispanic / Latino 2%
• Common ancestry: Greek 5% Serbian 3% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 1%

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: ▼ -26.75%
• Current HPI: 207.2001
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-56.3% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $39,900 KVBOR
• 2026-04-16 Price Changed $44,900 KVBOR
• 2026-04-02 Price Changed $49,900 KVBOR
• 2026-04-01 Listed $25,260 KVBOR
• 2007-06-01 Sold (Public Records) $91,250 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,096 · +0.0% YoY. Source: county tax records.