1325 & 1327 Stuart St · Charleston, WV 25302

$15,000

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 28 Days on market

Built 1930 0.51 ac lot ↓ 57% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors! This could be used as a great ranch! Covered front porch! Storage building in the rear and two entrances!

Key facts

• Covered front porch
• Storage building
• Two entrances

Tags

• COVERED FRONT PORCH
• STORAGE BUILDING
• TWO ENTRANCES

Property features AI

Finance

• Other: Listing handled by Better Homes and Gardens Real Estate Central

Exterior

• Home design: Single-family residence; Single story
• Construction: Aluminum siding
• Exterior features: Lot approximately 0.51 acres; Subdivision: Beachwood Adn; Driving directions: W Washington, left on Barton, right on Stuart; house on the right

Interior

• Bedrooms: 1 full bathroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced-air heating; Has heating
• Interior features: Total of 4 rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $905 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $15k (1.5% below list) — sets the bar for market timing.
• Cap rate 78.7% 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: Mary C. Snow West Side Elementary (math 12% / reading 12%, grade F, #375 of 377 statewide, top 99%, 353 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.
• Zoned-school proficiency averages 20% at this address vs 34% district-wide (-14 pts) — the specific schools serving this property underperform the Kanawha County Schools average; the district grade overstates school quality for this exact location.
• 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 $104 of loan paydown is wiped out by about $450 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: property tax is 2.8% of price; built in 1930 — 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 $14,775 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
7. 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.
8. 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.
9. 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: 8.65% ✓
• Cap rate: 78.72%
• Cash-on-cash: 258.66%
• DSCR: 12.51
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $73,304
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 Garvin Ave	0.28mi	3/1.0	954 (+0%)	5mo	$60,000	$63	82
811 7th St	0.45mi	3/1.0	954 (+0%)	3mo	$84,000	$88	76
920 Hendrix Ave	0.17mi	2/1.0 (-1)	980 (+3%)	20mo	$26,500	$27	66
1198 Livingston Ave	0.21mi	2/1.0 (-1)	968 (+2%)	22mo	$75,000	$77	64
1207 Park Ave	0.48mi	2/1.0 (-1)	940 (-1%)	13mo	$86,000	$91	60
201 Russell St	0.48mi	2/1.0 (-1)	976 (+2%)	14mo	$37,000	$38	56
1406 First Ave	0.46mi	2/1.0 (-1)	1,020 (+7%)	11mo	$104,900	$103	52
1205 Hunt Ave	0.27mi	3/1.0	1,065 (+12%)	20mo	$72,000	$68	51
802 Red Oak & 1105 Park Ave	0.44mi	2/1.0 (-1)	1,055 (+11%)	8mo	$129,000	$122	49

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: —
• Equity multiple: 14.16×
• Total profit: $55,259
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 30.16×
• Total profit: $122,485
• Equity at exit: $1,297

Cash invested: $4,200 (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: 1.0×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$79
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $905

Break-even live

Break-even rent $152

Max offer price $15,000

Occupancy floor 25%

Sensitivity live

Price	-10% $914	-5% $910	+0% $905	+5% $901	+10% $897
Rent	-10% $803	-5% $854	+0% $905	+5% $957	+10% $1,008
Rate	-1.0pp $913	-0.5pp $909	base $905	+0.5pp $901	+1.0pp $897

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-09
   status $15,000 Pending 28 DOM
2. 2026-06-08
   days on market $15,000 Active 28 DOM
3. 2026-06-07
   days on market $15,000 Active 27 DOM
4. 2026-06-05
   days on market $15,000 Active 24 DOM
5. 2026-06-03
   days on market $15,000 Active 23 DOM
6. 2026-06-02
   days on market $15,000 Active 22 DOM
7. 2026-06-01
   days on market $15,000 Active 21 DOM
8. 2026-05-31
   days on market $15,000 Active 20 DOM
9. 2026-05-30
   days on market $15,000 Active 19 DOM
10. 2026-05-11
    listed $15,000 Active
11. 2026-01-02
    listed $19,900 Active
12. 2025-11-04
    listed $19,900 Active
13. 2025-08-05
    price $32,500
14. 2025-06-19
    listed $35,000 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: $424 · $35/mo
• Projected year-2 tax: $424 · $35/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 4/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,578
• − Mortgage interest: −$840
• − Property taxes: −$424
• − Insurance: −$75
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$436
• Taxable income: $11,310
• Est. tax owed @ 24.0%: −$2,714
• After-tax cash flow: $8,149/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

-57.1% since first listed

5 events — show timeline

• 2026-05-11 Listed $15,000 KVBOR
• 2026-01-02 Listed $19,900 KVBOR
• 2025-11-04 Listed $19,900 KVBOR
• 2025-08-05 Price Changed $32,500 KVBOR
• 2025-06-19 Listed $35,000 KVBOR

Property tax history

+14.1%/yr

Latest (2025): $424 · -0.7% YoY. Source: county tax records.