5908 Starling Dr · Rand, WV 25306

$165,000

5 bd · 2.0 ba · 1,548 sqft · MultiFamily public records · 2 Days on market

Built 1930 6,970 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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +6.7/10.0
• 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

Opportunity awaits in this 3-bedroom, 2-bath home offering a functional layout with single-floor living and plenty of potential. The open kitchen and dining area features a raised ceiling with a skylight that brings in natural light. Enjoy outdoor living with a covered front porch, covered deck, and a level fenced yard. Additional features include ramp access, an attached two-car garage, ample parking, and a large unfinished workshop area that could serve various uses. Located on an established street that ends at the middle school field/park, this property offers a convenient setting with neighborhood amenities nearby. Being sold as-is and ready for your personal touch!!

Key facts

• Covered front porch
• Covered deck
• Raised ceiling

Tags

• SINGLE-FLOOR LIVING
• OPEN KITCHEN
• RAISED CEILING
• SKYLIGHT
• COVERED FRONT PORCH
• COVERED DECK

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces; Garage accessible from basement
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Aluminum siding; Vinyl siding; Composition/shingle roof
• Exterior features: Deck; Porch; Fenced yard

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Eat-in kitchen; Insulated windows; Full basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

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: Belle Elementary School (math 37% / reading 32%, grade F, #148 of 377 statewide, top 49%, 291 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 32% 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 $8k of equity ($1k loan paydown + $7k 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 $46k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1930 — 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 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?
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 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: 1.17% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 7.1

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: 20.7%
• Equity multiple: 2.28×
• Total profit: $59,140
• Equity at exit: $83,560

10-year hold

• IRR: 23.5%
• Equity multiple: 5.06×
• Total profit: $187,722
• Equity at exit: $136,592

Cash invested: $46,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,932 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $331

Break-even live

Break-even rent $1,514

Max offer price $165,000

Occupancy floor 78%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $165,000 Active 2 DOM
2. 2026-06-17
   remarks 680-char remark
3. 2026-06-17
   listed $165,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 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: $23,186
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$4,800
• Taxable income: $1,467
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $3,615/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

1 event — show timeline

• 2026-06-17 Listed $165,000 KVBOR

Property tax history

+4.6%/yr

Latest (2025): $159 · +0.0% YoY. Source: county tax records.