505 Elizabeth St · Charleston, WV 25311

$85,000

2 bd · 2.0 ba · 1,716 sqft · SingleFamily public records · 9 Days on market

Built 1910

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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
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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 MLS

This was a duplex, but the seller used it as a single-family. It can easily be returned to a duplex. seller updates: windows 2017, fence, roof 2022, garage door 2024, gas fireplace with insert, first floor bedroom with full bath, electric updated from know and tube. Taxes are homesteaded. Location is convenient to the state capitol, restaurants, and downtown Charleston.

Key facts

• Walking distance
• Single-family living
• New roof

Tags

• SINGLE-FAMILY LIVING
• CONVERTED BACK TO A DUPLEX
• REPLACEMENT WINDOWS
• NEW ROOF
• UPDATED ELECTRICAL SERVICE
• WALKING DISTANCE

Property features AI

Exterior

• Parking: Detached garage; Parking pad; 1 garage space
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Two levels
• Construction: Aluminum siding and plaster exterior; Composition shingle roof; Full basement
• Exterior features: Porch; Fenced yard; Exterior storage

Interior

• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Insulated windows; Fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 10.9% 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: Piedmont Year-Round Education (math 17% / reading 22%, grade F, #350 of 377 statewide, top 95%, 258 students, 0% FRL); Horace Mann Middle School (math 35% / reading 42%, grade F, #23 of 109 statewide, top 21%, 399 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.
• Market conditions: 61 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y ago 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.
• Current owner paid $58k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood 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 $85,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.24% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.48%
• DSCR: 1.73
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $171,600
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 Scenic Dr	0.64mi	3/2.0 (+1)	1,734 (+1%)	7mo	$174,500	$101	58
5 Manor Pl	0.44mi	3/1.5 (+1)	1,810 (+6%)	10mo	$199,000	$110	55
812 Mayflower Dr	0.75mi	3/2.0 (+1)	1,726 (+1%)	14mo	$205,000	$119	48
508 Thompson St	0.24mi	3/2.0 (+1)	1,460 (-15%)	18mo	$144,000	$99	44
30 Ruffner Ave	0.55mi	3/2.0 (+1)	1,600 (-7%)	18mo	$160,000	$100	44
809 Scenic Dr	0.61mi	3/2.0 (+1)	1,790 (+4%)	21mo	$114,900	$64	42
1027 Stadium Pl	0.44mi	3/1.5 (+1)	1,500 (-13%)	19mo	$70,000	$47	35
2014 Quarrier St	0.52mi	3/2.0 (+1)	1,953 (+14%)	16mo	$200,000	$102	34
809 Hamilton Cir	0.69mi	3/2.0 (+1)	1,845 (+8%)	22mo	$156,000	$85	32
909 Centers Rd	0.71mi	3/2.5 (+1)	1,931 (+12%)	18mo	$92,000	$48	24

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $3,503
• Equity at exit: $12,674

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $25,295
• Equity at exit: $7,349

Cash invested: $23,800 (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 25311

• Home prices YoY: -12.5%
• Active inventory: 61
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$23 /mo · $282/yr
• Insurance: −$35
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $271

Break-even live

Break-even rent $709

Max offer price $85,000

Occupancy floor 69%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $85,000 Active 9 DOM
2. 2026-06-18
   days on market $85,000 Active 8 DOM
3. 2026-06-17
   status $85,000 Active 7 DOM
4. 2026-06-15
   statusdays on market $85,000 Pending 7 DOM
5. 2026-06-14
   days on market $85,000 Active 6 DOM
6. 2026-06-12
   days on market $85,000 Active 5 DOM
7. 2026-06-09
   days on market $85,000 Active 2 DOM
8. 2026-06-08
   remarks 455-char remark
9. 2026-06-08
   listed $85,000 Active 1 DOM

ⓘ 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: $282 · $23/mo
• Projected year-2 tax: $502 · $42/mo
• Expected delta: +$220/yr (+$18/mo · 78.1%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 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: $12,630
• − Mortgage interest: −$4,761
• − Property taxes: −$282
• − Insurance: −$1,092
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$2,473
• Taxable income: $2,002
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $2,775/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
• City population: 33,502
• Population (ZIP): 9,613

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 (82%)
• Race & ethnicity: White 82% Black 10% Two or more races 6%
• Common ancestry: Italian 3% Iranian 2% Slovak 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 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: ▼ -23.77%
• Current HPI: 166.032
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+6.4% since first listed

7 events — show timeline

• 2026-06-08 Listed $85,000 KVBOR
• 2026-02-24 Sold (MLS) $58,500 KVBOR
• 2026-02-08 Pending — KVBOR
• 2026-01-09 Relisted — KVBOR
• 2025-12-21 Pending — KVBOR
• 2025-12-12 Listed $85,000 KVBOR
• 2022-07-10 Listed $79,900 KVBOR

Property tax history

-2.9%/yr

Latest (2025): $282 · +50.6% YoY. Source: county tax records.