854 Stover St · St. Albans, WV 25177

$139,900

4 bd · 1.0 ba · 1,995 sqft · SingleFamily public records · 4 Days on market

Built 1916 Est $221k · 37% under

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Why this score? — see what drove the C 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.8/10.0
• 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

4 bedroom home in a convenient location that is ready to make your own! This home features a large, covered front porch, original hardwoods on main floor and large, fenced backyard. Two main floor bedrooms with two additional bedrooms upstairs. Washer and dryer included.

Key facts

• Built 1916
• Listed 4 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residential property
• Construction: Block and frame construction
• Exterior features: Composition/Shingle roof

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Insulated windows; 7 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (2.0% below list).
• Recommended offer: $137k (2.0% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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 C — 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.
• Zoned schools: Central Elementary School (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 333 students, 0% FRL); Mckinley Middle School (math 24% / reading 36%, grade F, #58 of 109 statewide, top 55%, 303 students, 0% FRL); Saint Albans High School (math 32% / reading 57%, grade F, #11 of 110 statewide, top 11%, 993 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: 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 $967 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $65k; list at $140k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,137 (2.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $221,445
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 Hansford St	0.19mi	4/2.0	1,900 (-5%)	4mo	$250,000	$132	76
888 Baier St	0.15mi	4/2.0	2,084 (+4%)	6mo	$150,000	$72	76
868 S Washington St	0.12mi	4/3.0	1,960 (-2%)	10mo	$223,500	$114	76
2030 Benedict Cir	0.38mi	3/2.0 (-1)	2,003 (+0%)	0mo	$204,900	$102	72
920 Lee St	0.38mi	4/2.0	2,045 (+2%)	4mo	$200,000	$98	71
1004 Northway Dr	0.39mi	4/2.5	1,953 (-2%)	6mo	$230,000	$118	67
628 Carroll St	0.46mi	4/2.0	2,169 (+9%)	2mo	$241,100	$111	58
200 Boone St	0.60mi	4/2.0	1,936 (-3%)	9mo	$27,000	$14	56
2301 Lincoln Ave	0.71mi	4/2.0	1,944 (-3%)	4mo	$173,500	$89	55
1925 7th Ave	0.34mi	3/2.0 (-1)	1,772 (-11%)	6mo	$115,000	$65	52
1009 6th Ave	0.51mi	3/2.0 (-1)	1,722 (-14%)	9mo	$259,900	$151	37
2042 Grant Ave	0.69mi	3/2.0 (-1)	1,696 (-15%)	7mo	$193,500	$114	28

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-9,722
• Equity at exit: $20,860

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $8,116
• Equity at exit: $12,096

Cash invested: $39,172 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,371 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$88 /mo · $1,052/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $204

Break-even live

Break-even rent $1,113

Max offer price $139,900

Occupancy floor 80%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-12
   status Pending
2. 2026-05-08
   listed $139,900 Active
3. 2021-06-24
   soldstatus $65,000
4. 2021-06-23
   soldstatus $65,000 271-char remark

   Show marketing remark (271 chars)

   4 bedroom home in a convenient location that is ready to make your own! This home features a large, covered front porch, original hardwoods on main floor and large, fenced backyard. Two main floor bedrooms with two additional bedrooms upstairs. Washer and dryer included.

5. 2021-03-08
   listed $70,000 271-char remark

   Show marketing remark (271 chars)

   4 bedroom home in a convenient location that is ready to make your own! This home features a large, covered front porch, original hardwoods on main floor and large, fenced backyard. Two main floor bedrooms with two additional bedrooms upstairs. Washer and dryer included.

6. 2016-10-22
   listed $95,000
7. 2000-08-24
   soldstatus $78,900

ⓘ 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: $1,052 · $88/mo
• Projected year-2 tax: $1,052 · $88/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 · 20 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: $16,456
• − Mortgage interest: −$7,837
• − Property taxes: −$1,052
• − Insurance: −$700
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$4,070
• Taxable income: $166
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $2,406/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

• Census place: St. Albans, WV
• 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

+77.3% since first listed

7 events — show timeline

• 2026-05-12 Pending — KVBOR
• 2026-05-08 Listed $139,900 KVBOR
• 2021-06-24 Sold (Public Records) $65,000 Public Records
• 2021-06-23 Sold (MLS) $65,000 KVBOR
• 2021-03-08 Listed $70,000 KVBOR
• 2016-10-22 Listed $95,000 KVBOR
• 2000-08-24 Sold (Public Records) $78,900 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,052 · +0.0% YoY. Source: county tax records.