1525 Thorofare Rd · Clendenin, WV 25045

$150,000

1 bd · 1.0 ba · 806 sqft · MultiFamily public records · 37 Days on market

Built 1959 10,019 sqft lot

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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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Appreciation +5.2/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• 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 MLS

Brick Rancher with multiple updates. PLUS a one-bedroom apartment over the detached garage. Nice house in Clendenin with income potential. One-bedroom apartment is 777 sqft.

Key facts

• Updated windows
• New gutters
• Detached garage

Tags

• ONE-BEDROOM APARTMENT
• DETACHED GARAGE
• UPDATED WINDOWS
• NEW GUTTERS

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Single-story ranch; Residential property
• Construction: Brick and frame construction
• Exterior features: Metal roof

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 5 total rooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Storm windows; Partial basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#194 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: employment D+, 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: Clendenin Elementary School (math 37% / reading 37%, grade F, #130 of 377 statewide, top 39%, 300 students, 0% FRL); Elkview Middle School (math 26% / reading 42%, grade F, #36 of 109 statewide, top 35%, 613 students, 0% FRL); Herbert Hoover High School (math 37% / reading 62%, grade D, #7 of 110 statewide, top 6%, 789 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: 21 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $605 appreciation (0.4% 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 (0.4% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $107k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (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 1959 — 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: 1.03% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.78%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.35×
• Total profit: $14,506
• Equity at exit: $46,605

10-year hold

• IRR: 11.7%
• Equity multiple: 2.34×
• Total profit: $56,201
• Equity at exit: $58,516

Cash invested: $42,000 (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 25045

• Home prices YoY: 0.1%
• Active inventory: 21
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $252

Break-even live

Break-even rent $1,232

Max offer price $150,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,550
Total (2 units)			$1,551

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-12
   statusdays on market $150,000 Pending 37 DOM
2. 2026-06-09
   days on market $150,000 Active 34 DOM
3. 2026-06-08
   days on market $150,000 Active 33 DOM
4. 2026-06-07
   days on market $150,000 Active 32 DOM
5. 2026-06-05
   days on market $150,000 Active 29 DOM
6. 2026-06-03
   days on market $150,000 Active 28 DOM
7. 2026-06-02
   days on market $150,000 Active 27 DOM
8. 2026-06-01
   days on market $150,000 Active 26 DOM
9. 2026-05-31
   days on market $150,000 Active 25 DOM
10. 2026-05-30
    days on market $150,000 Active 24 DOM
11. 2026-05-06
    listed $150,000 Active
12. 2022-06-03
    soldstatus $107,000 175-char remark

    Show marketing remark (175 chars)

    Brick Rancher with multiple updates. PLUS a one-bedroom apartment over the detached garage. Nice house in Clendenin with income potential. One-bedroom apartment is 777 sqft.

13. 2022-04-08
    listed $105,000 175-char remark

    Show marketing remark (175 chars)

    Brick Rancher with multiple updates. PLUS a one-bedroom apartment over the detached garage. Nice house in Clendenin with income potential. One-bedroom apartment is 777 sqft.

ⓘ 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: $825 · $69/mo
• Projected year-2 tax: $885 · $74/mo
• Expected delta: +$60/yr (+$5/mo · 7.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 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: $18,612
• − Mortgage interest: −$8,402
• − Property taxes: −$825
• − Insurance: −$1,416
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$4,364
• Taxable income: $627
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $2,872/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 — Clendenin

• Score: 61/100
• State rank: #194
• US rank: #17375

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,230

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Serbian 1% Italian 1% Lithuanian 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: ▲ 0.40%
• Current HPI: 287.7117
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+42.9% since first listed

3 events — show timeline

• 2026-05-06 Listed $150,000 KVBOR
• 2022-06-03 Sold (MLS) $107,000 KVBOR
• 2022-04-08 Listed $105,000 KVBOR

Property tax history

+2.7%/yr

Latest (2025): $825 · +0.0% YoY. Source: county tax records.