2649 Evergreen Dr · Charleston, WV 25302

$119,900

3 bd · 1.0 ba · 1,346 sqft · SingleFamily public records · 31 Days on market

Built 1942 8,276 sqft lot Est $213k · 44% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.2/10.0
• 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

Nice two-bedroom Cape Cod. One full bath, one car garage. Large bonus room- could be third bedroom. Close to downtown Charleston. Gas-log fire place in basement.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1942

Property features AI

Exterior

• Parking: Basement access to garage; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Plaster and vinyl siding exterior; Composition shingle roof
• Exterior features: Front porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central electric air conditioning
• Interior features: Eat-in kitchen; Insulated windows; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Shoals Elementary School (math 42% / reading 37%, grade F, #108 of 377 statewide, top 33%, 210 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $120k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.12% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.27%
• DSCR: 1.50
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $212,668
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2595 Pennsylvania Ave	0.23mi	2/2.0 (-1)	1,300 (-3%)	22mo	$52,000	$40	56
210 Ferndale Dr	0.34mi	4/2.0 (+1)	1,436 (+7%)	10mo	$29,500	$21	56
309 Beacon Ter	0.38mi	3/2.0	1,174 (-13%)	2mo	$230,500	$196	55
303 Knollwood Dr	0.50mi	4/2.0 (+1)	1,440 (+7%)	3mo	$228,000	$158	54
194 Conner Dr Unit N	0.39mi	3/2.5	1,524 (+13%)	3mo	$249,000	$163	51
312 Redwood Dr	0.58mi	3/1.5	1,534 (+14%)	12mo	$140,000	$91	38
194 Conner Dr Unit H	0.39mi	2/2.0 (-1)	1,146 (-15%)	22mo	$185,000	$161	30

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $617
• Equity at exit: $17,877

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $26,268
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,346 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $315

Break-even live

Break-even rent $947

Max offer price $119,900

Occupancy floor 72%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-14
   status Pending
2. 2026-05-07
   price $119,900
3. 2026-04-13
   listed $133,000 Active
4. 2016-11-17
   soldstatus $78,000
5. 2016-11-01
   soldstatus $78,000 161-char remark

   Show marketing remark (161 chars)

   Nice two-bedroom Cape Cod. One full bath, one car garage. Large bonus room- could be third bedroom. Close to downtown Charleston. Gas-log fire place in basement.

6. 2016-02-11
   listed $85,000 161-char remark

   Show marketing remark (161 chars)

   Nice two-bedroom Cape Cod. One full bath, one car garage. Large bonus room- could be third bedroom. Close to downtown Charleston. Gas-log fire place in basement.

7. 2005-12-02
   soldstatus $65,000
8. 2000-08-03
   soldstatus $82,000

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 20 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: $16,148
• − Mortgage interest: −$6,716
• − Property taxes: −$830
• − Insurance: −$600
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$3,488
• Taxable income: $1,931
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $3,319/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

• 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

+46.2% since first listed

8 events — show timeline

• 2026-05-14 Pending — KVBOR
• 2026-05-07 Price Changed $119,900 KVBOR
• 2026-04-13 Listed $133,000 KVBOR
• 2016-11-17 Sold (Public Records) $78,000 Public Records
• 2016-11-01 Sold (MLS) $78,000 KVBOR
• 2016-02-11 Listed $85,000 KVBOR
• 2005-12-02 Sold (Public Records) $65,000 Public Records
• 2000-08-03 Sold (Public Records) $82,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $830 · +0.0% YoY. Source: county tax records.