5609 Church Dr · Rand, WV 25306

$9,000

3 bd · 1.0 ba · 1,128 sqft · MultiFamily public records · 37 Days on market

Built 1953 7,405 sqft lot ↓ 50% since listing

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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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

FIXER-UPPER SPECIAL AND AN INVESTMENT OPPORTUNITY AWAITS ON THIS PROJECT PROPERTY! BRING YOUR TOOLS AND SKILLS TO TURN THIS INTO YOUR PERSONAL HOME OR AN INCOME GENERATING PROPERTY! SMALL RESIDENTIAL STRUCTURE WITH A DETACHED GARAGE THAT HAS AN UPPER LEVEL APARTMENT. ALL STRUCTURES NEED WORK TO MAKE HABITABLE. LEVEL FENCED LOT MEASURING 50 X 100. TAX RECORDS ALLOCATE 1BED/1BATH TO SECONDARY STRUCTURE AND 3BED/1BATH TO PRIMARY STRUCTURE TOTALING 1878SF LIVEABLE SPACE. BEING SOLD IN AS-IS CONDITION. NO UTILITIES ON. CASH TERMS ONLY.

Key facts

• Level fenced lot
• Detached garage
• 7,405 sq ft lot

Tags

• DETACHED GARAGE
• UPPER LEVEL APARTMENT
• LEVEL FENCED LOT

Property features AI

Finance

• Financial info: Annual tax approximately $930

Exterior

• Home design: Single-family residence; Single story
• Construction: Frame construction
• Exterior features: Lot dimensions approximately 50 x 50 x 150 x 150

Interior

• Bedrooms: Total of 5 rooms (bedrooms included)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Other type of heating
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $9k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $9k).
• Recommended offer: $9k (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).
• This rent runs 43% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $421 of equity ($62 loan paydown + $359 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($9k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $8,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1953 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 28.63% ✓
• Cap rate: 269.44%
• Cash-on-cash: 939.83%
• DSCR: 42.82
• GRM: 0.3

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: —
• Equity multiple: 54.80×
• Total profit: $135,565
• Equity at exit: $4,558

10-year hold

• IRR: —
• Equity multiple: 133.78×
• Total profit: $334,606
• Equity at exit: $7,450

Cash invested: $2,520 (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: 0.6×

Monthly cashflow live

• Estimated rent: $2,577 medium
• Mortgage (P&I): −$47
• Tax est. 1.5%: −$11 /mo · $135/yr
• Insurance: −$4
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $1,907

Break-even live

Break-even rent $163

Max offer price $9,000

Occupancy floor 21%

Sensitivity live

Price	-10% $1,913	-5% $1,910	+0% $1,907	+5% $1,904	+10% $1,901
Rent	-10% $1,704	-5% $1,805	+0% $1,907	+5% $2,009	+10% $2,111
Rate	-1.0pp $1,912	-0.5pp $1,909	base $1,907	+0.5pp $1,905	+1.0pp $1,902

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,578
Total (2 units)			$2,577

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: $2,250
• Closing costs: $270
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-15
   price $9,000
2. 2026-05-01
   price $13,000
3. 2026-04-16
   listed $18,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $30,924
• − Mortgage interest: −$504
• − Property taxes: −$135
• − Insurance: −$842
• − Repairs & maintenance: −$2,474
• − Management: −$2,474
• − Depreciation: −$262
• Taxable income: $24,233
• Est. tax owed @ 24.0%: −$5,816
• After-tax cash flow: $17,070/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

-50.0% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $9,000 KVBOR
• 2026-05-01 Price Changed $13,000 KVBOR
• 2026-04-16 Listed $18,000 KVBOR

Property tax history

-2.6%/yr

Latest (2025): $930 · -11.6% YoY. Source: county tax records.