315 Carolina Ave · Chester, WV 26034

$154,500

3 bd · 1.5 ba · 2,561 sqft · SingleFamily public records · 160 Days on market

Built 1910 5,532 sqft lot

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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 +10.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

Discover this spacious home at 315 Carolina Ave in Chester, WV! Enjoy oversized living areas with charming pocket doors, a huge kitchen island perfect for gatherings, and large bedrooms offering plenty of comfort. Plumbing and the main bath have been updated for added peace of mind. The enclosed front porch—formerly a barber shop—includes its own entrance and half bath, ideal for a home business, office, or studio. Conveniently located 35 minutes to Pittsburgh and 30 minutes to Weirton, this home offers space, flexibility, and endless potential.

Key facts

• Huge kitchen island
• Updated main bath
• Enclosed front porch

Tags

• OVERSIZED LIVING AREAS
• HUGE KITCHEN ISLAND
• ENCLOSED FRONT PORCH
• UPDATED PLUMBING
• UPDATED MAIN BATH

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Gas heating
• Home design: Three-story home; Vinyl siding; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof; Built per assessor records
• Exterior features: Enclosed porch; Patio; Porch; Side porch

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Kitchen island
• Bedrooms: Three bedrooms on the second level
• Bathrooms: One full bathroom; Two half bathrooms
• Heating & cooling: Gas heating
• Interior features: Entrance foyer; High ceilings; High speed internet; Kitchen island; Double pane windows; Decorative fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (31.4% below list).
• Recommended offer: $106k (31.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#36 in WV, #5,000 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Hancock County Schools (urban): math 37% / reading 43% proficiency, ranked #7 of 55 in WV (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 15 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.5% local appreciation)).
• Hancock County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,932 (31.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.69% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $348,296
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
249 Pennsylvania Ave	0.54mi	4/1.5 (+1)	2,384 (-7%)	15mo	$325,000	$136	46
329 Thompson Ave	0.59mi	4/1.5 (+1)	2,300 (-10%)	18mo	$70,000	$30	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.20×
• Total profit: $8,734
• Equity at exit: $65,355

10-year hold

• IRR: 7.1%
• Equity multiple: 2.02×
• Total profit: $44,253
• Equity at exit: $97,630

Cash invested: $43,260 (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 26034

• Home prices YoY: 1.8%
• Active inventory: 17
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$810
• Tax from tax record: −$56 /mo · $667/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-93

Break-even live

Break-even rent $1,177

Max offer price $138,022

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-50	+0% $-93	+5% $-137	+10% $-181
Rent	-10% $-177	-5% $-135	+0% $-93	+5% $-51	+10% $-10
Rate	-1.0pp $-15	-0.5pp $-54	base $-93	+0.5pp $-133	+1.0pp $-174

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: $38,625
• Closing costs: $4,635
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-22
   status Pending 563-char remark

   Show marketing remark (563 chars)

   Discover this spacious home at 315 Carolina Ave in Chester, WV! Enjoy oversized living areas with charming pocket doors, a huge kitchen island perfect for gatherings, and large bedrooms offering plenty of comfort. Plumbing and the main bath have been updated for added peace of mind. The enclosed front porch—formerly a barber shop—includes its own entrance and half bath, ideal for a home business, office, or studio. Conveniently located 35 minutes to Pittsburgh and 30 minutes to Weirton, this home offers space, flexibility, and endless potential.

2. 2026-05-22
   historical Contingent

   Show marketing remark (563 chars)

   Discover this spacious home at 315 Carolina Ave in Chester, WV! Enjoy oversized living areas with charming pocket doors, a huge kitchen island perfect for gatherings, and large bedrooms offering plenty of comfort. Plumbing and the main bath have been updated for added peace of mind. The enclosed front porch—formerly a barber shop—includes its own entrance and half bath, ideal for a home business, office, or studio. Conveniently located 35 minutes to Pittsburgh and 30 minutes to Weirton, this home offers space, flexibility, and endless potential.

3. 2026-03-19
   status Active 563-char remark

   Show marketing remark (563 chars)

   Discover this spacious home at 315 Carolina Ave in Chester, WV! Enjoy oversized living areas with charming pocket doors, a huge kitchen island perfect for gatherings, and large bedrooms offering plenty of comfort. Plumbing and the main bath have been updated for added peace of mind. The enclosed front porch—formerly a barber shop—includes its own entrance and half bath, ideal for a home business, office, or studio. Conveniently located 35 minutes to Pittsburgh and 30 minutes to Weirton, this home offers space, flexibility, and endless potential.

4. 2026-03-16
   status Active
5. 2026-03-07
   status Pending 563-char remark

   Show marketing remark (563 chars)

   Discover this spacious home at 315 Carolina Ave in Chester, WV! Enjoy oversized living areas with charming pocket doors, a huge kitchen island perfect for gatherings, and large bedrooms offering plenty of comfort. Plumbing and the main bath have been updated for added peace of mind. The enclosed front porch—formerly a barber shop—includes its own entrance and half bath, ideal for a home business, office, or studio. Conveniently located 35 minutes to Pittsburgh and 30 minutes to Weirton, this home offers space, flexibility, and endless potential.

6. 2026-03-07
   historical Contingent

   Show marketing remark (563 chars)

   Discover this spacious home at 315 Carolina Ave in Chester, WV! Enjoy oversized living areas with charming pocket doors, a huge kitchen island perfect for gatherings, and large bedrooms offering plenty of comfort. Plumbing and the main bath have been updated for added peace of mind. The enclosed front porch—formerly a barber shop—includes its own entrance and half bath, ideal for a home business, office, or studio. Conveniently located 35 minutes to Pittsburgh and 30 minutes to Weirton, this home offers space, flexibility, and endless potential.

7. 2025-12-01
   listed $154,500 Active 563-char remark

   Show marketing remark (563 chars)

   Discover this spacious home at 315 Carolina Ave in Chester, WV! Enjoy oversized living areas with charming pocket doors, a huge kitchen island perfect for gatherings, and large bedrooms offering plenty of comfort. Plumbing and the main bath have been updated for added peace of mind. The enclosed front porch—formerly a barber shop—includes its own entrance and half bath, ideal for a home business, office, or studio. Conveniently located 35 minutes to Pittsburgh and 30 minutes to Weirton, this home offers space, flexibility, and endless potential.

8. 2025-11-28
   listed $154,500 Active
9. 2025-11-03
   historical
10. 2025-10-01
    price $149,000
11. 2025-06-06
    status Active
12. 2025-06-06
    price $159,000
13. 2023-11-02
    listed $149,000 Active

ⓘ 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: $667 · $56/mo
• Projected year-2 tax: $912 · $76/mo
• Expected delta: +$245/yr (+$20/mo · 36.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,712
• − Mortgage interest: −$8,654
• − Property taxes: −$667
• − Insurance: −$772
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$4,495
• Taxable loss: −$3,910
• Est. tax savings @ 24.0%: +$938
• After-tax cash flow: $-181/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: Hancock County Schools
• NCES district ID: 5400450
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $39,803
• Composite: 33.5/100
• National rank: #5445
• State rank: #7 of 55 in WV

Livability — Chester

• Score: 73/100
• State rank: #36
• US rank: #5000

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chester, WV
• Population (ZIP): 4,555

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 28,704 people
• By 2030: 27,913 · -2.8%
• By 2040: 26,078 · -9.1%
• By 2050: 24,521 · -14.6%
• By 2075: 21,630 · -24.6%
• By 2100: 17,867 · -37.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Pacific Islander 2% Two or more races 2%
• Common ancestry: Serbian 9% Romanian 3% Lithuanian 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+46.8) · D 25.8% · R 72.6% · Other 1.6%
• 2008→2024 swing: -31.6pp toward R · 2008: -15.2pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+43.6 2016: R+44.5 2012: R+21.6 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.52%
• Current HPI: 146.1433
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+3.7% since first listed

13 events — show timeline

• 2026-05-22 Pending — WBOR
• 2026-05-22 Contingent — MLSNOW
• 2026-03-19 Relisted — WBOR
• 2026-03-16 Relisted — MLSNOW
• 2026-03-07 Pending — WBOR
• 2026-03-07 Contingent — MLSNOW
• 2025-12-01 Listed $154,500 WBOR
• 2025-11-28 Listed $154,500 MLSNOW
• 2025-11-03 Listing Removed — MLSNOW
• 2025-10-01 Price Changed $149,000 MLSNOW
• 2025-06-06 Relisted — MLSNOW
• 2025-06-06 Price Changed $159,000 MLSNOW
• 2023-11-02 Listed $149,000 MLSNOW

Property tax history

+19.0%/yr

Latest (2025): $667 · +4.1% YoY. Source: county tax records.