4900 & 4904 Jonquil Dr · Rand, WV 25306

$74,900

2 bd · 1.0 ba · 822 sqft · SingleFamily public records · 168 Days on market

Built 1972 $31/mo HOA · 2% of rent ↓ 20% 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
• Appreciation +7.0/10.0
• Rent growth +4.4/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks

2 properties for the price of 1! 3bd/2ba home, move-in-ready mobile home. Large living room with an electric fireplace, dining room, and a large kitchen. It has a primary ensuite bathroom and a walk-in closet. Additionally, the second house is a 2-bedroom, 1-bath ranch-style home. Shared driveway, double carport, and 2 storage buildings.

Key facts

• Walk-in closet
• Double carport
• Storage buildings

Tags

• ELECTRIC FIREPLACE
• PRIMARY ENSUITE BATHROOM
• WALK-IN CLOSET
• SHARED DRIVEWAY
• DOUBLE CARPORT
• STORAGE BUILDINGS

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $373 (about $31.08/month)

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential; One story
• Construction: Vinyl siding
• Exterior features: Lot dimensions approximately 50 x 50 x 150 x 150

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Total of 5 rooms; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#138 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: commute D+, amenities F, health & safety 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: Malden Elementary School (math 22% / reading 17%, grade F, #350 of 377 statewide, top 95%, 152 students, 0% FRL); Riverside High School (math 17% / reading 47%, grade F, #55 of 110 statewide, top 59%, 1,220 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: Rents rising fast (+7.6%/yr); 24 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($518 loan paydown + $3k appreciation (4.0% local appreciation)).
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 7.6% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.84% ✓
• Cap rate: 15.95%
• Cash-on-cash: 34.48%
• DSCR: 2.53
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.99% appreciation · 7.59% rent growth · sell at horizon

5-year hold

• IRR: 45.3%
• Equity multiple: 3.77×
• Total profit: $58,059
• Equity at exit: $37,931

10-year hold

• IRR: 46.3%
• Equity multiple: 8.64×
• Total profit: $160,303
• Equity at exit: $62,005

Cash invested: $20,972 (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 25306

• Home prices YoY: 2.1%
• Rents YoY: 7.6%
• Active inventory: 24
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,377 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$30 /mo · $365/yr
• Insurance: −$31
• HOA: −$31
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $603

Break-even live

Break-even rent $614

Max offer price $74,900

Occupancy floor 51%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $31 · $372/yr
• Likely covers: electric

Listing history 27 events

1. 2026-06-19
   days on market $74,900 Active 168 DOM
2. 2026-06-18
   price $74,900 Active 167 DOM
3. 2026-06-18
   days on market $79,900 Active 167 DOM
4. 2026-06-17
   days on market $79,900 Active 166 DOM
5. 2026-06-16
   days on market $79,900 Active 165 DOM
6. 2026-06-15
   days on market $79,900 Active 164 DOM
7. 2026-06-14
   days on market $79,900 Active 162 DOM
8. 2026-06-12
   days on market $79,900 Active 161 DOM
9. 2026-06-09
   days on market $79,900 Active 158 DOM
10. 2026-06-08
    days on market $79,900 Active 157 DOM
11. 2026-06-07
    days on market $79,900 Active 156 DOM
12. 2026-06-05
    days on market $79,900 Active 153 DOM
13. 2026-06-03
    days on market $79,900 Active 152 DOM
14. 2026-06-02
    days on market $79,900 Active 151 DOM
15. 2026-06-01
    days on market $79,900 Active 150 DOM
16. 2026-05-31
    days on market $79,900 Active 149 DOM
17. 2026-05-30
    days on market $79,900 Active 148 DOM
18. 2026-05-15
    price $79,900
19. 2026-01-02
    listed $82,400 Active
20. 2025-12-02
    price $82,400
21. 2025-11-12
    price $84,900
22. 2025-10-28
    price $87,400
23. 2025-10-14
    price $89,900
24. 2025-09-29
    price $92,400
25. 2025-09-15
    listed $94,900 Active
26. 2025-08-26
    price $94,900
27. 2025-06-24
    listed $99,900 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: $365 · $30/mo
• Projected year-2 tax: $442 · $37/mo
• Expected delta: +$77/yr (+$6/mo · 21.0%)

ⓘ 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 5/10 Major 7 d/yr ≥100°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: $16,527
• − Mortgage interest: −$4,196
• − Property taxes: −$365
• − Insurance: −$374
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − HOA: −$372
• − Depreciation: −$2,179
• Taxable income: $6,397
• Est. tax owed @ 24.0%: −$1,535
• After-tax cash flow: $5,696/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 — Rand

• Score: 64/100
• State rank: #138
• US rank: #13922

Category grades

Amenities F Commute D+ Cost of living A+ Crime C+ Employment B- Housing C Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kanawha County · 33,502 people
• Metro: Charleston, WV
• Population (ZIP): 6,040
• Household income: $71,654
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 124.0

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 (86%)
• Race & ethnicity: White 86% Black 6% Hispanic / Latino 3% Two or more races 3% Asian 3%
• Common ancestry: Italian 4% Slovak 3% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Asian/Pacific 1% Other Indo-European 1%

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: ▲ 3.99%
• Current HPI: 195.9623
• Rent YoY: ▲ 7.59%
• Metro: Charleston, WV
• State GDP YoY: —
• F500 in state: 0

Price history

-20.0% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $79,900 KVBOR
• 2026-01-02 Listed $82,400 KVBOR
• 2025-12-02 Price Changed $82,400 KVBOR
• 2025-11-12 Price Changed $84,900 KVBOR
• 2025-10-28 Price Changed $87,400 KVBOR
• 2025-10-14 Price Changed $89,900 KVBOR
• 2025-09-29 Price Changed $92,400 KVBOR
• 2025-09-15 Listed $94,900 KVBOR
• 2025-08-26 Price Changed $94,900 KVBOR
• 2025-06-24 Listed $99,900 KVBOR

Property tax history

+12.6%/yr

Latest (2025): $365 · -2.0% YoY. Source: county tax records.