5216 Lancaster Ave · Charleston, WV 25304

$109,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 163 Days on market

Built 1959 5,009 sqft lot Est $111k · at est. ↓ 5% since listing

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Why this score? — see what drove the D- 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 +11.8/30.0
• ARV discount +8.1/15.0
• Livability +4.2/5.0
• DSCR +3.5/10.0
• 1% rule +3.3/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-located two-bedroom residential investment property situated on Lancaster Avenue in the desirable Kanawha City area of Charleston, West Virginia. This property offers a practical two-bedroom layout with a full bath and efficient living space designed for long-term tenant demand. Positioned just minutes from CAMC Memorial Hospital, major employers, shopping, dining, and downtown Charleston, the location supports consistent rental activity and long-term stability. Kanawha City remains a sought-after area for both owner-occupants and tenants due to its walkability, established neighborhoods, and convenient access to Route 60 and I-64. An excellent opportunity for investors seeking a stab

Key facts

• Practical layout
• Full bath
• 5,009 sq ft lot

Tags

• PRACTICAL LAYOUT
• FULL BATH
• EFFICIENT LIVING SPACE
• CONVENIENT ACCESS TO ROUTE 60
• CONVENIENT ACCESS TO I-64

Property features AI

Exterior

• Parking: Detached garage; Parking pad; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Aluminum siding; Vinyl siding; Plaster exterior; Composition shingle roof
• Exterior features: Patio; Porch

Interior

• Kitchen: Electric range
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Insulated windows; Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $-29 ($-348/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (16.9% below list).
• Recommended offer: $91k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Kanawha City Elementary School (math 32% / reading 27%, grade F, #225 of 377 statewide, top 68%, 242 students, 0% FRL); Horace Mann Middle School (math 35% / reading 42%, grade F, #23 of 109 statewide, top 21%, 399 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: 50 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 $754 of loan paydown is wiped out by about $3k 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

• It's been on market 163 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $21k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; moderate wildfire 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 $90,565 (16.9% below list)

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. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $110,592
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
475 58th St SE	0.60mi	2/1.0	923 (+7%)	12mo	$118,000	$128	51

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-19,501
• Equity at exit: $16,252

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-19,326
• Equity at exit: $9,424

Cash invested: $30,520 (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 25304

• Home prices YoY: -20.8%
• Active inventory: 50
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $906 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$127 /mo · $1,529/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $-29

Break-even live

Break-even rent $942

Max offer price $103,878

Occupancy floor 98%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-12
   statusdays on market $109,000 Pending 163 DOM
2. 2026-06-09
   days on market $109,000 Active 162 DOM
3. 2026-06-08
   days on market $109,000 Active 161 DOM
4. 2026-06-07
   days on market $109,000 Active 160 DOM
5. 2026-06-05
   days on market $109,000 Active 157 DOM
6. 2026-06-03
   days on market $109,000 Active 156 DOM
7. 2026-06-02
   days on market $109,000 Active 155 DOM
8. 2026-06-01
   days on market $109,000 Active 154 DOM
9. 2026-05-31
   days on market $109,000 Active 153 DOM
10. 2026-05-30
    days on market $109,000 Active 152 DOM
11. 2026-05-13
    price $109,000
12. 2026-02-20
    price $115,000
13. 2026-01-31
    price $124,999
14. 2025-12-29
    listed $130,000 Active
15. 2022-08-30
    listed $115,000

ⓘ 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: $1,529 · $127/mo
• Projected year-2 tax: $1,529 · $127/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $10,868
• − Mortgage interest: −$6,106
• − Property taxes: −$1,529
• − Insurance: −$545
• − Repairs & maintenance: −$869
• − Management: −$869
• − Depreciation: −$3,171
• Taxable loss: −$2,222
• Est. tax savings @ 24.0%: +$533
• After-tax cash flow: $185/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

• Census place: Charleston, WV
• City population: 33,502
• Population (ZIP): 8,480

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 (82%)
• Race & ethnicity: White 82% Black 10% Two or more races 5% Asian 3% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Arabic 4% Spanish 2% Other Asian/Pacific 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: ▼ -45.96%
• Current HPI: 175.5065
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-5.2% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $109,000 KVBOR
• 2026-02-20 Price Changed $115,000 KVBOR
• 2026-01-31 Price Changed $124,999 KVBOR
• 2025-12-29 Listed $130,000 KVBOR
• 2022-08-30 Listed $115,000 KVBOR

Property tax history

+0.7%/yr

Latest (2025): $1,529 · -15.2% YoY. Source: county tax records.