1607 Bigley Ave · Charleston, WV 25302

$3,999,999

None bd · None ba · 24,792 sqft · Townhouse · 69 Days on market

Built 1978 Fair condition 1.03 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional multi-family investment opportunity in Charleston featuring a 55-unit garden-style apartment complex along with 7 single-family homes. This diverse portfolio offers strong in-place income with a healthy NOI. The property provides a unique blend of unit types, appealing to a wide tenant base and helping reduce vacancy risk. The garden-style apartments offer efficient layouts and consistent rental demand, while the single-family homes add flexibility and additional income streams. Well-positioned within the Charleston market, this asset presents an excellent opportunity for investors seeking stable cash flow with upside potential through rent optimization and operational efficienc

Key facts

• Unit types
• Single-family homes
• Healthy noi

Tags

• GARDEN-STYLE APARTMENT COMPLEX
• SINGLE-FAMILY HOMES
• STRONG IN-PLACE INCOME
• HEALTHY NOI
• DIVERSE PORTFOLIO
• UNIT TYPES

Property features AI

Exterior

• Parking: Asphalt parking lot with 21+ spaces
• Utilities: Public water; Public sewer
• Home design: Residential income property; Apartment
• Construction: Brick and frame construction
• Exterior features: Composition/shingle roof; 1.03-acre lot; Asphalt parking

Interior

• Flooring: Carpet; Vinyl
• Heating & cooling: Baseboard heating; Wall furnace; Window cooling units; Wall cooling units
• Interior features: Insulated windows; Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a townhouse listed at $4.00M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-24k ($-283k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (97.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (97.1% below list).
• Recommended offer: $115k (97.1% below list) — sets the bar for 1% rule.
• Cap rate -0.8% vs local median 3.8% in Charleston — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $28k of loan paydown is wiped out by about $120k 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 69 days — a 6% lower offer ($3.76M) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask has dropped $250k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000 (97.1% 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 69 days. Have you received any prior offers? Is the seller open to a 97% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.03% ✗
• Cap rate: -0.76%
• Cash-on-cash: -25.18%
• DSCR: -0.12
• GRM: 289.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -73.3%
• Equity multiple: -0.92×
• Total profit: $-2,150,976
• Equity at exit: $596,413

10-year hold

• IRR: —
• Equity multiple: -2.40×
• Total profit: $-3,813,490
• Equity at exit: $345,847

Cash invested: $1,120,000 (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: 289.9×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$20,976
• Tax from tax record: −$1,764 /mo · $21,169/yr
• Insurance: −$1,667
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-23,565

Break-even live

Break-even rent $30,979

Max offer price $121,845

Occupancy floor —

Sensitivity live

Price	-10% $-21,301	-5% $-22,433	+0% $-23,565	+5% $-24,697	+10% $-25,829
Rent	-10% $-23,656	-5% $-23,611	+0% $-23,565	+5% $-23,520	+10% $-23,474
Rate	-1.0pp $-21,551	-0.5pp $-22,548	base $-23,565	+0.5pp $-24,602	+1.0pp $-25,656

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: $1,000,000
• Closing costs: $120,000
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $3,999,999 Active 69 DOM
2. 2026-06-19
   days on market $3,999,999 Active 67 DOM
3. 2026-06-18
   days on market $3,999,999 Active 66 DOM
4. 2026-06-17
   days on market $3,999,999 Active 65 DOM
5. 2026-06-16
   days on market $3,999,999 Active 64 DOM
6. 2026-06-15
   days on market $3,999,999 Active 63 DOM
7. 2026-06-14
   pricedays on market $3,999,999 Active 61 DOM
8. 2026-06-12
   days on market $4,250,000 Active 60 DOM
9. 2026-06-09
   days on market $4,250,000 Active 57 DOM
10. 2026-06-08
    days on market $4,250,000 Active 56 DOM
11. 2026-06-07
    days on market $4,250,000 Active 55 DOM
12. 2026-06-05
    days on market $4,250,000 Active 52 DOM
13. 2026-06-03
    days on market $4,250,000 Active 51 DOM
14. 2026-06-02
    days on market $4,250,000 Active 50 DOM
15. 2026-06-01
    days on market $4,250,000 Active 49 DOM
16. 2026-05-31
    days on market $4,250,000 Active 48 DOM
17. 2026-05-30
    days on market $4,250,000 Active 47 DOM
18. 2026-04-13
    listed $4,250,000 Active
19. 2026-03-29
    historical $1,025
20. 2026-03-18
    listed $1,025
21. 2024-05-11
    historical $800
22. 2024-05-11
    listed $800
23. 2024-04-10
    historical $650
24. 2024-03-26
    listed $650
25. 2024-03-24
    historical $650
26. 2024-03-18
    listed $650
27. 2024-03-13
    historical $650
28. 2024-03-13
    historical $650
29. 2024-03-13
    listed $650
30. 2024-01-13
    listed $650
31. 2024-01-13
    historical $650
32. 2023-12-23
    listed $650
33. 2023-11-28
    historical $750
34. 2023-11-20
    listed $750
35. 2023-06-08
    historical

ⓘ 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: $21,169 · $1,764/mo
• Projected year-2 tax: $23,600 · $1,967/mo
• Expected delta: +$2,431/yr (+$203/mo · 11.5%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 21 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: $13,800
• − Mortgage interest: −$224,062
• − Property taxes: −$21,169
• − Insurance: −$20,797
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$116,364
• Taxable loss: −$370,800
• Est. tax savings @ 24.0%: +$88,992
• After-tax cash flow: $-193,789/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This multi-family property requires significant exterior and interior repairs, but presents a strong investment opportunity with a diverse portfolio of units.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No visible damage, but age is implied
• Major HVAC/mechanicals — No visible systems, but age is implied

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both repair windows — Improves energy efficiency and resale value
• Both replace HVAC — Enhances comfort and reduces utility costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but age is implied	Major	$15,000–50,000
HVAC/mechanicals · No visible systems, but age is implied	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both repair windows — Improves energy efficiency and resale value ↑
• Both replace HVAC — Enhances comfort and reduces utility costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+414534.1% since first listed

18 events — show timeline

• 2026-04-13 Listed $4,250,000 KVBOR
• 2026-03-29 Rental Removed $1,025 APPFOLIO
• 2026-03-18 Listed for Rent $1,025 APPFOLIO
• 2024-05-11 Rental Removed $800 APPFOLIO
• 2024-05-11 Listed for Rent $800 APPFOLIO
• 2024-04-10 Rental Removed $650 APPFOLIO
• 2024-03-26 Listed for Rent $650 APPFOLIO
• 2024-03-24 Rental Removed $650 APPFOLIO
• 2024-03-18 Listed for Rent $650 APPFOLIO
• 2024-03-13 Rental Removed $650 APPFOLIO
• 2024-03-13 Rental Removed $650 APPFOLIO
• 2024-03-13 Listed for Rent $650 APPFOLIO
• 2024-01-13 Listed for Rent $650 APPFOLIO
• 2024-01-13 Rental Removed $650 APPFOLIO
• 2023-12-23 Listed for Rent $650 APPFOLIO
• 2023-11-28 Rental Removed $750 APPFOLIO
• 2023-11-20 Listed for Rent $750 APPFOLIO
• 2023-06-08 Rental Removed — APPFOLIO