1534 Summit Dr · Charleston, WV 25302

$160,000

3 bd · 3.0 ba · 2,454 sqft · SingleFamily public records · 55 Days on market

Built 1956 0.69 ac lot Est $245k · 35% 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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• 1% rule +3.5/10.0
• 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

MID-CENTURY MODERN MASTERPIECE ALMOST ENTIRELY INTACT. OPEN FLOOR PLAN WITH TONS OF GLASS OVERLOOKING THE WOODS. VAULTED WOOD CEILINGS 3 BEDROOMS 2 BATHS ON MAIN LEVEL WITH LARGE FAMILY ROOM WITH VINTAGE FIREPLACE IN BASEMENT WITH ADDITIONAL FULL BATH. ALL THE COOL DETAILS REALLY SET THIS HOUSE AND APART. A LITTLE RESTORATION MAKE THIS A SPECIAL PLACE TO CALL HOME.

Key facts

• 0.69 acre lot
• 2 garage spots
• Built 1956

Property features AI

Finance

• Financial info: Annual tax amount listed (details available in listing)

Exterior

• Parking: 2-car garage; Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Brick, frame, and plaster construction
• Exterior features: Flat roof; Approximately 0.69-acre lot

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Central electric air conditioning
• Interior features: Eat-in kitchen; Wood-framed windows; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $52 ($620/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 $135k (15.4% below list).
• Recommended offer: $135k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.8% in 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 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: Edgewood Elementary (math 27% / reading 37%, grade F, #191 of 377 statewide, top 56%, 362 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.
• 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 55 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $138k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,288 (15.4% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.85% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $245,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1555 Summit Dr	0.17mi	3/2.5	2,560 (+4%)	0mo	$240,000	$94	83
1529 Summit Dr	0.03mi	4/2.0 (+1)	2,246 (-8%)	0mo	$219,900	$98	75
1235 Edgewood Dr	0.39mi	4/2.0 (+1)	2,433 (-1%)	15mo	$405,000	$166	59
715 Bauer Ave	0.54mi	3/2.0	2,204 (-10%)	1mo	$170,000	$77	53
327 Hawthorne Dr	0.59mi	3/2.0	2,287 (-7%)	6mo	$232,000	$101	52
1229 Edgewood Dr	0.42mi	3/1.5	2,087 (-15%)	1mo	$255,000	$122	49
1724 Sugar Creek Dr	0.64mi	4/4.5 (+1)	2,286 (-7%)	2mo	$211,500	$93	46
708 Amity Dr	0.37mi	3/2.5	2,793 (+14%)	18mo	$232,000	$83	43
736 Grace Ave	0.64mi	4/2.0 (+1)	2,239 (-9%)	13mo	$215,000	$96	36
1001 Summit Dr	0.73mi	3/2.5	2,100 (-14%)	8mo	$242,500	$115	34
5 Forest Dr	0.53mi	3/3.0	2,780 (+13%)	24mo	$277,000	$100	34
1817 Davis Cir	0.69mi	4/2.0 (+1)	2,800 (+14%)	4mo	$355,000	$127	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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-22,673
• Equity at exit: $23,857

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-15,647
• Equity at exit: $13,834

Cash invested: $44,800 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $52

Break-even live

Break-even rent $1,288

Max offer price $160,000

Occupancy floor 91%

Sensitivity live

Price	-10% $142	-5% $97	+0% $52	+5% $6	+10% $-39
Rent	-10% $-55	-5% $-2	+0% $52	+5% $105	+10% $159
Rate	-1.0pp $132	-0.5pp $92	base $52	+0.5pp $10	+1.0pp $-32

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $160,000 Active 55 DOM
2. 2026-06-21
   days on market $160,000 Active 54 DOM
3. 2026-06-19
   days on market $160,000 Active 52 DOM
4. 2026-06-18
   days on market $160,000 Active 51 DOM
5. 2026-06-17
   pricedays on market $160,000 Active 50 DOM
6. 2026-06-16
   days on market $172,000 Active 49 DOM
7. 2026-06-15
   days on market $172,000 Active 48 DOM
8. 2026-06-14
   days on market $172,000 Active 46 DOM
9. 2026-06-12
   days on market $172,000 Active 45 DOM
10. 2026-06-09
    days on market $172,000 Active 42 DOM
11. 2026-06-08
    days on market $172,000 Active 41 DOM
12. 2026-06-07
    days on market $172,000 Active 40 DOM
13. 2026-06-05
    days on market $172,000 Active 37 DOM
14. 2026-06-03
    days on market $172,000 Active 36 DOM
15. 2026-06-02
    days on market $172,000 Active 35 DOM
16. 2026-06-01
    days on market $172,000 Active 34 DOM
17. 2026-05-31
    days on market $172,000 Active 33 DOM
18. 2026-05-30
    days on market $172,000 Active 32 DOM
19. 2026-04-28
    listed $172,000 Active
20. 2019-07-25
    soldstatus $138,500
21. 2019-07-19
    soldstatus $138,500 367-char remark

    Show marketing remark (367 chars)

    MID-CENTURY MODERN MASTERPIECE ALMOST ENTIRELY INTACT. OPEN FLOOR PLAN WITH TONS OF GLASS OVERLOOKING THE WOODS. VAULTED WOOD CEILINGS 3 BEDROOMS 2 BATHS ON MAIN LEVEL WITH LARGE FAMILY ROOM WITH VINTAGE FIREPLACE IN BASEMENT WITH ADDITIONAL FULL BATH. ALL THE COOL DETAILS REALLY SET THIS HOUSE AND APART. A LITTLE RESTORATION MAKE THIS A SPECIAL PLACE TO CALL HOME.

22. 2019-04-17
    listed $128,500 367-char remark

    Show marketing remark (367 chars)

    MID-CENTURY MODERN MASTERPIECE ALMOST ENTIRELY INTACT. OPEN FLOOR PLAN WITH TONS OF GLASS OVERLOOKING THE WOODS. VAULTED WOOD CEILINGS 3 BEDROOMS 2 BATHS ON MAIN LEVEL WITH LARGE FAMILY ROOM WITH VINTAGE FIREPLACE IN BASEMENT WITH ADDITIONAL FULL BATH. ALL THE COOL DETAILS REALLY SET THIS HOUSE AND APART. A LITTLE RESTORATION MAKE THIS A SPECIAL PLACE TO CALL HOME.

ⓘ 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: $1,337 · $111/mo
• Projected year-2 tax: $1,337 · $111/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 5/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥101°F today · 15 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: $16,235
• − Mortgage interest: −$8,962
• − Property taxes: −$1,337
• − Insurance: −$800
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$4,655
• Taxable loss: −$2,117
• Est. tax savings @ 24.0%: +$508
• After-tax cash flow: $1,128/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

+33.9% since first listed

4 events — show timeline

• 2026-04-28 Listed $172,000 KVBOR
• 2019-07-25 Sold (Public Records) $138,500 Public Records
• 2019-07-19 Sold (MLS) $138,500 KVBOR
• 2019-04-17 Listed $128,500 KVBOR

Property tax history

+7.7%/yr

Latest (2025): $1,337 · +0.0% YoY. Source: county tax records.