904 & 906 Valley View Dr · South Charleston, WV 25309

$289,900

None bd · None ba · 3,240 sqft · Townhouse · 8 Days on market

Built 1973 5,227 sqft lot Est $220k · 32% over

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Why this score? — see what drove the F 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).

• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Convenient location, close to Thomas Hospital and all amenities. Off street parking. Spacious apartments fully furnished with appliances.

Key facts

• Immediate cash flow
• Turnkey property
• Off-street parking

Tags

• TURNKEY PROPERTY
• OFF-STREET PARKING
• IMMEDIATE CASH FLOW

Property features AI

Exterior

• Parking: Off-street parking; 1–10 parking spaces
• Utilities: Public water; Public sewer
• Home design: Quadruplex (residential income property)
• Construction: Brick construction
• Exterior features: Composition/shingle roof

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Flooring: Carpet; Vinyl
• Heating & cooling: Central air conditioning; Electric forced air heating
• Interior features: Dishwasher; Oven; Range; Refrigerator
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a townhouse listed at $290k.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Cap rate -1.5% vs local median 4.8% in South Charleston — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 71/100 on livability (#58 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute 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: Bridgeview Elementary School (math 22% / reading 17%, grade F, #350 of 377 statewide, top 95%, 421 students, 0% FRL); South Charleston High School (math 22% / reading 47%, grade F, #42 of 110 statewide, top 47%, 952 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: 56 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $170k; list at $290k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1973 — 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 D-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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.00% ✗
• Cap rate: -1.48%
• Cash-on-cash: -27.75%
• DSCR: -0.23
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $220,320
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Maple St	0.59mi	—/—	3,589 (+11%)	16mo	$245,000	$68	41

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: -81.2%
• Equity multiple: -1.05×
• Total profit: $-166,619
• Equity at exit: $43,225

10-year hold

• IRR: —
• Equity multiple: -2.69×
• Total profit: $-299,364
• Equity at exit: $25,065

Cash invested: $81,172 (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 25309

• Home prices YoY: -21.6%
• Active inventory: 56

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$1,520
• Tax from tax record: −$236 /mo · $2,835/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-1,877

Break-even live

Break-even rent $2,376

Max offer price —

Occupancy floor —

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $289,900 Active 8 DOM
2. 2026-06-18
   days on market $289,900 Active 7 DOM
3. 2026-06-17
   days on market $289,900 Active 6 DOM
4. 2026-06-16
   days on market $289,900 Active 5 DOM
5. 2026-06-15
   days on market $289,900 Active 4 DOM
6. 2026-06-14
   days on market $289,900 Active 2 DOM
7. 2026-06-12
   remarks 693-char remark
8. 2026-06-12
   listed $289,900 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: $2,835 · $236/mo
• Projected year-2 tax: $2,835 · $236/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 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: $0
• − Mortgage interest: −$16,239
• − Property taxes: −$2,835
• − Insurance: −$1,450
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$8,433
• Taxable loss: −$28,957
• Est. tax savings @ 24.0%: +$6,950
• After-tax cash flow: $-15,578/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 — South Charleston

• Score: 71/100
• State rank: #58
• US rank: #6993

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C Housing A+ Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Charleston, WV
• City population: 6,987
• Population (ZIP): 12,144

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 (90%)
• Race & ethnicity: White 90% Black 7% Two or more races 2%
• Common ancestry: Serbian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 2%

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: ▼ -50.49%
• Current HPI: 183.4559
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+45.3% since first listed

5 events — show timeline

• 2026-06-11 Listed $289,900 KVBOR
• 2026-02-11 Pending — KVBOR
• 2026-02-05 Listed $289,900 KVBOR
• 2016-12-07 Sold (MLS) $170,000 KVBOR
• 2016-05-19 Listed $199,500 KVBOR

Property tax history

+3.6%/yr

Latest (2025): $2,835 · -11.2% YoY. Source: county tax records.