726 Amity Dr · Charleston, WV 25302

$99,999

2 bd · 1.5 ba · 1,296 sqft · SingleFamily public records · 21 Days on market

Built 1944 5,663 sqft lot

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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 +29.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

Charming home in the Edgewood area! 2 bedrooms and full bath upstairs, half bath on lower level. Beautiful woodwork throughout. Updated kitchen with beautiful appliances. Enjoy the den with built in storage. Back deck overlooking the large fenced in yard.

Key facts

• Woodwork
• Formal dining room
• Stone construction

Tags

• STONE CONSTRUCTION
• BLOCK CONSTRUCTION
• NEW WINDOWS
• WOODWORK
• MAIN LEVEL LIVING ROOM
• FORMAL DINING ROOM

Property features AI

Exterior

• Parking: Garage (1 car) with basement access; Basement parking features
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Two levels (2 stories)
• Construction: Block, plaster, and stone construction
• Exterior features: Deck; Fenced yard with privacy fencing; Composition/shingle roof

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Fireplace insert heating; Space heater; Window unit cooling
• Interior features: Insulated windows; Full basement; Two fireplaces with inserts; 8 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: Edgewood Elementary (math 27% / reading 37%, grade F, #191 of 377 statewide, top 56%, 362 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.
• 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 $691 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 7y ago; this cycle's ask has dropped $26k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,499 (1.5% below list)

Questions for the listing agent

1. Built in 1944 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.20%
• DSCR: 1.68
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $32,400
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
726 Amity Dr	0.00mi	2/1.5	1,459 (+13%)	1mo	$95,000	$65	78
1872 Sugar Creek Dr	0.62mi	3/1.0 (+1)	1,330 (+3%)	14mo	$18,000	$14	48
1106 Barton St	0.61mi	3/1.0 (+1)	1,222 (-6%)	10mo	$20,000	$16	47
807 Red Oak St	0.55mi	3/1.5 (+1)	1,401 (+8%)	14mo	$131,000	$94	44
826 W Washington St	0.72mi	3/1.0 (+1)	1,258 (-3%)	14mo	$31,000	$25	43
1230 Stuart St	0.69mi	2/1.0	1,360 (+5%)	18mo	$15,000	$11	42
902 Price St	0.75mi	3/2.0 (+1)	1,385 (+7%)	12mo	$195,000	$141	37
850 Springdale Dr	0.69mi	2/1.0	1,447 (+12%)	20mo	$33,000	$23	30
858 Mathews Ave	0.55mi	3/1.5 (+1)	1,488 (+15%)	18mo	$50,000	$34	29

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: 5.8%
• Equity multiple: 1.23×
• Total profit: $6,344
• Equity at exit: $14,910

10-year hold

• IRR: 15.2%
• Equity multiple: 2.23×
• Total profit: $34,465
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $355

Break-even live

Break-even rent $767

Max offer price $99,999

Occupancy floor 66%

Sensitivity live

Price	-10% $411	-5% $383	+0% $355	+5% $326	+10% $298
Rent	-10% $259	-5% $307	+0% $355	+5% $403	+10% $451
Rate	-1.0pp $405	-0.5pp $380	base $355	+0.5pp $329	+1.0pp $302

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-05-08
   status Pending
2. 2026-04-23
   status Active
3. 2026-04-23
   price $99,999
4. 2026-03-27
   status Pending
5. 2026-03-24
   status Active
6. 2026-03-15
   status Pending
7. 2026-03-12
   listed $126,000 Active
8. 2025-09-16
   soldstatus $110,000 Closed 255-char remark

   Show marketing remark (255 chars)

   Charming home in the Edgewood area! 2 bedroom and full bath upstairs, half bath on lower level. Beautiful woodwork throughout. Updated kitchen with beautiful appliances. Enjoy the den with built in storage. Back deck over looking the large fenced in yard.

9. 2025-09-16
   soldstatus $110,000 Closed 255-char remark

   Show marketing remark (255 chars)

   Charming home in the Edgewood area! 2 bedroom and full bath upstairs, half bath on lower level. Beautiful woodwork throughout. Updated kitchen with beautiful appliances. Enjoy the den with built in storage. Back deck over looking the large fenced in yard.

10. 2025-09-16
    soldstatus $110,000 Closed

    Show marketing remark (255 chars)

    Charming home in the Edgewood area! 2 bedroom and full bath upstairs, half bath on lower level. Beautiful woodwork throughout. Updated kitchen with beautiful appliances. Enjoy the den with built in storage. Back deck over looking the large fenced in yard.

11. 2025-09-09
    status Pending 255-char remark

    Show marketing remark (255 chars)

    Charming home in the Edgewood area! 2 bedrooms and full bath upstairs, half bath on lower level. Beautiful woodwork throughout. Updated kitchen with beautiful appliances. Enjoy the den with built in storage. Back deck overlooking the large fenced in yard.

12. 2025-09-09
    status Pending 255-char remark

    Show marketing remark (255 chars)

    Charming home in the Edgewood area! 2 bedrooms and full bath upstairs, half bath on lower level. Beautiful woodwork throughout. Updated kitchen with beautiful appliances. Enjoy the den with built in storage. Back deck overlooking the large fenced in yard.

13. 2025-09-09
    historical Active Under Contract

    Show marketing remark (255 chars)

    Charming home in the Edgewood area! 2 bedrooms and full bath upstairs, half bath on lower level. Beautiful woodwork throughout. Updated kitchen with beautiful appliances. Enjoy the den with built in storage. Back deck overlooking the large fenced in yard.

14. 2025-08-26
    status Active

    Show marketing remark (255 chars)

    Charming home in the Edgewood area! 2 bedrooms and full bath upstairs, half bath on lower level. Beautiful woodwork throughout. Updated kitchen with beautiful appliances. Enjoy the den with built in storage. Back deck overlooking the large fenced in yard.

15. 2025-08-26
    status Active 255-char remark

    Show marketing remark (255 chars)

    Charming home in the Edgewood area! 2 bedrooms and full bath upstairs, half bath on lower level. Beautiful woodwork throughout. Updated kitchen with beautiful appliances. Enjoy the den with built in storage. Back deck overlooking the large fenced in yard.

16. 2025-08-26
    status Active 255-char remark

    Show marketing remark (255 chars)

    Charming home in the Edgewood area! 2 bedrooms and full bath upstairs, half bath on lower level. Beautiful woodwork throughout. Updated kitchen with beautiful appliances. Enjoy the den with built in storage. Back deck overlooking the large fenced in yard.

17. 2025-07-15
    historical Active Under Contract

    Show marketing remark (255 chars)

    Charming home in the Edgewood area! 2 bedrooms and full bath upstairs, half bath on lower level. Beautiful woodwork throughout. Updated kitchen with beautiful appliances. Enjoy the den with built in storage. Back deck overlooking the large fenced in yard.

18. 2025-07-15
    status Pending 255-char remark

    Show marketing remark (255 chars)

    Charming home in the Edgewood area! 2 bedrooms and full bath upstairs, half bath on lower level. Beautiful woodwork throughout. Updated kitchen with beautiful appliances. Enjoy the den with built in storage. Back deck overlooking the large fenced in yard.

19. 2025-07-15
    status Pending 255-char remark

    Show marketing remark (255 chars)

    Charming home in the Edgewood area! 2 bedrooms and full bath upstairs, half bath on lower level. Beautiful woodwork throughout. Updated kitchen with beautiful appliances. Enjoy the den with built in storage. Back deck overlooking the large fenced in yard.

20. 2025-07-03
    price $134,900 255-char remark

    Show marketing remark (255 chars)

    Charming home in the Edgewood area! 2 bedrooms and full bath upstairs, half bath on lower level. Beautiful woodwork throughout. Updated kitchen with beautiful appliances. Enjoy the den with built in storage. Back deck overlooking the large fenced in yard.

21. 2025-07-03
    price $134,900 255-char remark

    Show marketing remark (255 chars)

    Charming home in the Edgewood area! 2 bedrooms and full bath upstairs, half bath on lower level. Beautiful woodwork throughout. Updated kitchen with beautiful appliances. Enjoy the den with built in storage. Back deck overlooking the large fenced in yard.

22. 2025-07-03
    price $134,900

    Show marketing remark (255 chars)

    Charming home in the Edgewood area! 2 bedrooms and full bath upstairs, half bath on lower level. Beautiful woodwork throughout. Updated kitchen with beautiful appliances. Enjoy the den with built in storage. Back deck overlooking the large fenced in yard.

23. 2025-06-09
    listed $139,000 Active 255-char remark

    Show marketing remark (255 chars)

    Charming home in the Edgewood area! 2 bedroom and full bath upstairs, half bath on lower level. Beautiful woodwork throughout. Updated kitchen with beautiful appliances. Enjoy the den with built in storage. Back deck over looking the large fenced in yard.

24. 2025-06-09
    listed $139,000 Active 255-char remark

    Show marketing remark (255 chars)

    Charming home in the Edgewood area! 2 bedroom and full bath upstairs, half bath on lower level. Beautiful woodwork throughout. Updated kitchen with beautiful appliances. Enjoy the den with built in storage. Back deck over looking the large fenced in yard.

25. 2025-06-09
    listed $139,000 Active

    Show marketing remark (255 chars)

    Charming home in the Edgewood area! 2 bedroom and full bath upstairs, half bath on lower level. Beautiful woodwork throughout. Updated kitchen with beautiful appliances. Enjoy the den with built in storage. Back deck over looking the large fenced in yard.

26. 2025-05-01
    status Active
27. 2025-05-01
    status Active
28. 2025-03-19
    status Pending
29. 2025-03-19
    historical Active Under Contract
30. 2025-03-07
    status Active
31. 2025-03-07
    status Active
32. 2025-02-27
    historical Active Under Contract
33. 2025-02-27
    status Pending
34. 2025-01-27
    status Active
35. 2025-01-27
    status Active
36. 2025-01-17
    historical Active Under Contract
37. 2025-01-17
    status Pending
38. 2024-12-04
    listed $139,000 Active
39. 2024-12-04
    listed $139,000 Active
40. 2019-04-23
    listed $77,500

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $590 · $49/mo
• Expected delta: +$111/yr (+$9/mo · 23.0%)

ⓘ 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 4/10 Moderate 6 d/yr ≥101°F today · 15 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: $14,591
• − Mortgage interest: −$5,601
• − Property taxes: −$479
• − Insurance: −$500
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$2,909
• Taxable income: $2,767
• Est. tax owed @ 24.0%: −$664
• After-tax cash flow: $3,591/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
• 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

+29.0% since first listed

40 events — show timeline

• 2026-05-08 Pending — KVBOR
• 2026-04-23 Relisted — KVBOR
• 2026-04-23 Price Changed $99,999 KVBOR
• 2026-03-27 Pending — KVBOR
• 2026-03-24 Relisted — KVBOR
• 2026-03-15 Pending — KVBOR
• 2026-03-12 Listed $126,000 KVBOR
• 2025-09-16 Sold (MLS) $110,000 AABOR
• 2025-09-16 Sold (MLS) $110,000 KVBOR
• 2025-09-16 Sold (MLS) $110,000 HBRMLS
• 2025-09-09 Pending — KVBOR
• 2025-09-09 Pending — HBRMLS
• 2025-09-09 Contingent — AABOR
• 2025-08-26 Relisted — AABOR
• 2025-08-26 Relisted — KVBOR
• 2025-08-26 Relisted — HBRMLS
• 2025-07-15 Contingent — AABOR
• 2025-07-15 Pending — KVBOR
• 2025-07-15 Pending — HBRMLS
• 2025-07-03 Price Changed $134,900 KVBOR
• 2025-07-03 Price Changed $134,900 HBRMLS
• 2025-07-03 Price Changed $134,900 AABOR
• 2025-06-09 Listed $139,000 AABOR
• 2025-06-09 Listed $139,000 KVBOR
• 2025-06-09 Listed $139,000 HBRMLS
• 2025-05-01 Relisted — AABOR
• 2025-05-01 Relisted — KVBOR
• 2025-03-19 Pending — KVBOR
• 2025-03-19 Contingent — AABOR
• 2025-03-07 Relisted — KVBOR
• 2025-03-07 Relisted — AABOR
• 2025-02-27 Contingent — AABOR
• 2025-02-27 Pending — KVBOR
• 2025-01-27 Relisted — AABOR
• 2025-01-27 Relisted — KVBOR
• 2025-01-17 Contingent — AABOR
• 2025-01-17 Pending — KVBOR
• 2024-12-04 Listed $139,000 KVBOR
• 2024-12-04 Listed $139,000 AABOR
• 2019-04-23 Listed $77,500 KVBOR

Property tax history

+7.3%/yr

Latest (2025): $479 · +0.0% YoY. Source: county tax records.