5223 Raven Dr · Rand, WV 25306

$35,000

2 bd · 1.5 ba · 1,128 sqft · SingleFamily public records · 56 Days on market

Built 1940 7,492 sqft lot

---

Why this score? — see what drove the C- 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
• Appreciation +7.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Contingent Contract Accepted W/ 72 Hr Kickout, Please Continue To Show. Nice Clean 1 Level Home With Flat Lot, Kitchen Appliances Remain, Den Could Be Used As 3rd Bedroom, Washer Dryer Remain, Storage Building, Carport & Off Street Parking.

Key facts

• 7,492 sq ft lot
• Listed 55 days

Property features AI

Exterior

• Parking: Carport; Parking pad
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Block, plaster, and vinyl siding construction
• Exterior features: Composition/shingle roof; Lot approximately 0.172 acres

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump and electric heating with forced air; Central air conditioning (heat pump)
• Interior features: Carpet and vinyl flooring; No basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $908 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $34k (3.0% 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 $2k of equity ($242 loan paydown + $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $30k (46%) 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; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 4.29% ✓
• Cap rate: 39.70%
• Cash-on-cash: 119.32%
• DSCR: 6.31
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $116,184
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5611 Church Dr	0.43mi	3/1.5 (+1)	972 (-14%)	9mo	$68,000	$70	44
5904 Starling Dr	0.66mi	2/1.0	964 (-14%)	6mo	$99,000	$103	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.27×
• Total profit: $71,218
• Equity at exit: $17,725

10-year hold

• IRR: —
• Equity multiple: 19.73×
• Total profit: $183,563
• Equity at exit: $28,974

Cash invested: $9,800 (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 25306

• Home prices YoY: 2.1%
• Rents YoY: 7.6%
• Active inventory: 24
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,502 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$14 /mo · $166/yr
• Insurance: −$15
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $908

Break-even live

Break-even rent $352

Max offer price $35,000

Occupancy floor 35%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $35,000 Active 56 DOM
2. 2026-06-18
   days on market $35,000 Active 55 DOM
3. 2026-06-17
   days on market $35,000 Active 54 DOM
4. 2026-06-17
   price $35,000 Active 53 DOM
5. 2026-06-16
   days on market $39,000 Active 53 DOM
6. 2026-06-15
   days on market $39,000 Active 52 DOM
7. 2026-06-14
   days on market $39,000 Active 50 DOM
8. 2026-06-12
   days on market $39,000 Active 49 DOM
9. 2026-06-09
   days on market $39,000 Active 46 DOM
10. 2026-06-08
    days on market $39,000 Active 45 DOM
11. 2026-06-07
    days on market $39,000 Active 44 DOM
12. 2026-06-05
    pricedays on market $39,000 Active 41 DOM
13. 2026-06-03
    days on market $49,000 Active 40 DOM
14. 2026-06-02
    days on market $49,000 Active 39 DOM
15. 2026-06-01
    days on market $49,000 Active 38 DOM
16. 2026-05-31
    days on market $49,000 Active 37 DOM
17. 2026-05-30
    days on market $49,000 Active 36 DOM
18. 2026-05-05
    price $59,000
19. 2026-04-24
    listed $65,000 Active
20. 2025-09-26
    listed $86,000 Active
21. 2015-08-28
    soldstatus $35,000 246-char remark

    Show marketing remark (246 chars)

    Contingent Contract Accepted W/ 72 Hr Kickout, Please Continue To Show. Nice Clean 1 Level Home With Flat Lot, Kitchen Appliances Remain, Den Could Be Used As 3rd Bedroom, Washer Dryer Remain, Storage Building, Carport & Off Street Parking.

22. 2015-04-04
    listed $39,900 246-char remark

    Show marketing remark (246 chars)

    Contingent Contract Accepted W/ 72 Hr Kickout, Please Continue To Show. Nice Clean 1 Level Home With Flat Lot, Kitchen Appliances Remain, Den Could Be Used As 3rd Bedroom, Washer Dryer Remain, Storage Building, Carport & Off Street Parking.

23. 1992-08-26
    soldstatus $32,000

ⓘ 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: $166 · $14/mo
• Projected year-2 tax: $206 · $17/mo
• Expected delta: +$40/yr (+$3/mo · 24.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 8 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,022
• − Mortgage interest: −$1,961
• − Property taxes: −$166
• − Insurance: −$972
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$1,018
• Taxable income: $11,021
• Est. tax owed @ 24.0%: −$2,645
• After-tax cash flow: $8,251/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

• Census place: Rand, WV
• 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

+84.4% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $59,000 KVBOR
• 2026-04-24 Listed $65,000 KVBOR
• 2025-09-26 Listed $86,000 KVBOR
• 2015-08-28 Sold (MLS) $35,000 KVBOR
• 2015-04-04 Listed $39,900 KVBOR
• 1992-08-26 Sold (Public Records) $32,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $166 · +0.0% YoY. Source: county tax records.