1011 Northway Dr · St. Albans, WV 25177

$72,000

3 bd · 1.0 ba · 910 sqft · SingleFamily public records · 8 Days on market

Built 1954 Est $142k · 49% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

This cozy 2 bedroom home sits on a nice street in St. Albans, conveniently located near the center of town. This home would make an excellent starter home or rental property with some updates.

Key facts

• Garage
• Built 1954
• Listed 7 days

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residential property; Residence type: Other
• Construction: Frame and plaster construction
• Exterior features: Metal roof; Lot dimensions approximately 50 x 50 x 102 x 102

Interior

• Flooring: Tile; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Insulated windows; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Cap rate 12.1% 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 B — 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); Hayes Middle School (math 24% / reading 39%, grade F, #52 of 109 statewide, top 49%, 436 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 $498 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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 $58k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $72,000

Questions for the listing agent

1. Built in 1954 — 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: 1.42% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.70%
• DSCR: 1.92
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $141,960
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Drew St	0.43mi	2/1.0 (-1)	936 (+3%)	10mo	$119,900	$128	62
1925 Washington Ave	0.64mi	3/1.0	936 (+3%)	14mo	$180,000	$192	53
705 Holley St	0.28mi	2/1.0 (-1)	784 (-14%)	8mo	$105,000	$134	52
2020 Kanawha Ter	0.72mi	2/1.0 (-1)	951 (+4%)	13mo	$158,000	$166	43
2009 Pennsylvania Ave	0.71mi	3/1.0	1,036 (+14%)	2mo	$177,000	$171	42
410 Hansford St	0.59mi	2/1.0 (-1)	1,026 (+13%)	12mo	$126,777	$124	36
1915 Wilson Ave	0.67mi	2/1.0 (-1)	798 (-12%)	13mo	$70,000	$88	33
1914 Adams Ave	0.72mi	3/1.0	1,026 (+13%)	18mo	$160,000	$156	30

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: 13.0%
• Equity multiple: 1.52×
• Total profit: $10,472
• Equity at exit: $10,735

10-year hold

• IRR: 21.9%
• Equity multiple: 2.87×
• Total profit: $37,603
• Equity at exit: $6,225

Cash invested: $20,160 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,021 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $348

Break-even live

Break-even rent $580

Max offer price $72,000

Occupancy floor 61%

Sensitivity live

Price	-10% $388	-5% $368	+0% $348	+5% $327	+10% $307
Rent	-10% $267	-5% $307	+0% $348	+5% $388	+10% $428
Rate	-1.0pp $384	-0.5pp $366	base $348	+0.5pp $329	+1.0pp $310

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $72,000 Active 8 DOM
2. 2026-06-18
   days on market $72,000 Active 7 DOM
3. 2026-06-17
   days on market $72,000 Active 6 DOM
4. 2026-06-16
   days on market $72,000 Active 5 DOM
5. 2026-06-15
   days on market $72,000 Active 4 DOM
6. 2026-06-14
   days on market $72,000 Active 2 DOM
7. 2026-06-12
   remarks 192-char remark
8. 2026-06-12
   listed $72,000 Active 1 DOM

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $612 · $51/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 2/10 Low
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,248
• − Mortgage interest: −$4,033
• − Property taxes: −$612
• − Insurance: −$360
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$2,095
• Taxable income: $3,189
• Est. tax owed @ 24.0%: −$765
• After-tax cash flow: $3,408/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

+20.0% since first listed

14 events — show timeline

• 2026-06-11 Listed $72,000 KVBOR
• 2026-04-22 Price Changed $74,900 KVBOR
• 2026-02-05 Price Changed $84,900 KVBOR
• 2025-11-03 Listed $94,750 KVBOR
• 2025-07-23 Price Changed $94,750 KVBOR
• 2025-07-16 Relisted — KVBOR
• 2025-07-07 Pending — KVBOR
• 2025-06-25 Price Changed $104,700 KVBOR
• 2025-06-11 Price Changed $109,700 KVBOR
• 2025-05-07 Price Changed $114,700 KVBOR
• 2025-04-04 Price Changed $124,700 KVBOR
• 2025-03-16 Listed $129,700 KVBOR
• 2014-05-02 Sold (MLS) $58,000 KVBOR
• 2014-01-19 Listed $60,000 KVBOR

Property tax history

+5.3%/yr

Latest (2025): $612 · +0.0% YoY. Source: county tax records.