502 Green Valley Dr · St. Albans, WV 25177

$60,000

1 bd · 1.0 ba · 1,650 sqft · SingleFamily public records · 28 Days on market

Built 1947 2,614 sqft lot ↓ 1% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Buy, hold & rent or flip & sell - great opportunity to own a home with a newer roof, gutters & downspouts. Great basement storage and partially finished attic space to utilize.

Key facts

• Newer roof
• 2,614 sq ft lot
• Built 1947

Tags

• NEWER ROOF
• GREAT BASEMENT STORAGE
• PARTIALLY FINISHED ATTIC SPACE

Property features AI

Exterior

• Parking: Carport; Parking pad
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Residential property
• Construction: Brick and block construction
• Exterior features: Composition/shingle roof

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Insulated windows; Partial basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($967 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% 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 $415 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 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: built in 1947 — 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 $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 1.61% ✓
• Cap rate: 13.59%
• Cash-on-cash: 26.08%
• DSCR: 2.16
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $221,100
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
567 Cane Fork Ln	0.74mi	2/2.5 (+1)	1,675 (+2%)	0mo	$225,000	$134	52

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: 19.8%
• Equity multiple: 1.81×
• Total profit: $13,533
• Equity at exit: $8,946

10-year hold

• IRR: 28.1%
• Equity multiple: 3.48×
• Total profit: $41,743
• Equity at exit: $5,188

Cash invested: $16,800 (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 25177

• Home prices YoY: -16.6%
• Active inventory: 116
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $967 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $365

Break-even live

Break-even rent $505

Max offer price $60,000

Occupancy floor 57%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $60,000 Active 28 DOM
2. 2026-06-18
   days on market $60,000 Active 27 DOM
3. 2026-06-17
   days on market $60,000 Active 26 DOM
4. 2026-06-16
   days on market $60,000 Active 25 DOM
5. 2026-06-15
   days on market $60,000 Active 24 DOM
6. 2026-06-14
   days on market $60,000 Active 22 DOM
7. 2026-06-12
   days on market $60,000 Active 21 DOM
8. 2026-06-09
   days on market $60,000 Active 18 DOM
9. 2026-06-08
   days on market $60,000 Active 17 DOM
10. 2026-06-07
    days on market $60,000 Active 16 DOM
11. 2026-06-05
    days on market $60,000 Active 13 DOM
12. 2026-06-03
    days on market $60,000 Active 12 DOM
13. 2026-06-02
    days on market $60,000 Active 11 DOM
14. 2026-06-01
    days on market $60,000 Active 10 DOM
15. 2026-05-31
    days on market $60,000 Active 9 DOM
16. 2026-05-30
    days on market $60,000 Active 8 DOM
17. 2026-05-22
    listed $60,000 Active

    Show marketing remark (194 chars)

    Buy, hold & rent or flip & sell - great opportunity to own a home with a newer roof, gutters & downspouts. Great basement storage and partially finished attic space to utilize.

18. 2026-05-22
    listed $60,000 Active 194-char remark

    Show marketing remark (194 chars)

    Buy, hold & rent or flip & sell - great opportunity to own a home with a newer roof, gutters & downspouts. Great basement storage and partially finished attic space to utilize.

19. 2011-07-25
    soldstatus $60,900

ⓘ 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: $708 · $59/mo
• Projected year-2 tax: $708 · $59/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $11,600
• − Mortgage interest: −$3,361
• − Property taxes: −$708
• − Insurance: −$300
• − Repairs & maintenance: −$928
• − Management: −$928
• − Depreciation: −$1,745
• Taxable income: $3,630
• Est. tax owed @ 24.0%: −$871
• After-tax cash flow: $3,510/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

• 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

-1.5% since first listed

3 events — show timeline

• 2026-05-22 Listed $60,000 HBRMLS
• 2026-05-22 Listed $60,000 KVBOR
• 2011-07-25 Sold (Public Records) $60,900 Public Records

Property tax history

+3.3%/yr

Latest (2025): $708 · +0.0% YoY. Source: county tax records.