2 Shawnee Acres Cir · West Dunbar, WV 25064

$39,900

3 bd · 1.5 ba · 960 sqft · SingleFamily public records · 168 Days on market

Built 1978 4,792 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! This 3-bedroom, 1.5-bath home offers great potential and is ready for renovation. Previously used as a rental, it’s an excellent opportunity for investors, flippers, or anyone looking to build their portfolio. Whether you're seeking a project or an addition to your investments, this property is full of promise.

Key facts

• 4,792 sq ft lot
• Built 1978
• Listed 168 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Dunbar Primary Center (297 students, 0% FRL); Dunbar Middle School (math 22% / reading 37%, grade F, #61 of 109 statewide, top 56%, 300 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: 46 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 2.55% ✓
• Cap rate: 21.42%
• Cash-on-cash: 54.03%
• DSCR: 3.40
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $104,640
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
516 Jordan Street St	0.11mi	2/1.0 (-1)	960 (0%)	7mo	$20,000	$21	82
6 Shawnee Acres Cir	0.03mi	3/1.5	1,079 (+12%)	13mo	$135,000	$125	67
460 23rd St	0.64mi	2/1.0 (-1)	984 (+2%)	1mo	$135,500	$138	58
408 King St	0.34mi	2/1.0 (-1)	1,000 (+4%)	18mo	$100,000	$100	55
410 King St	0.34mi	2/1.0 (-1)	1,000 (+4%)	21mo	$105,000	$105	53
307 25th St	0.71mi	2/1.0 (-1)	1,024 (+7%)	0mo	$125,000	$122	49
446 22nd St	0.71mi	2/1.0 (-1)	887 (-8%)	3mo	$80,000	$90	45
413 23rd St	0.68mi	3/2.0	1,096 (+14%)	2mo	$120,000	$109	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: 52.2%
• Equity multiple: 3.29×
• Total profit: $25,604
• Equity at exit: $5,949

10-year hold

• IRR: 57.5%
• Equity multiple: 6.70×
• Total profit: $63,675
• Equity at exit: $3,450

Cash invested: $11,172 (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 25064

• Home prices YoY: -14.2%
• Active inventory: 46
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $503

Break-even live

Break-even rent $380

Max offer price $39,900

Occupancy floor 46%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2025-12-09
   status Pending
2. 2025-08-26
   price $39,900
3. 2025-06-25
   listed $49,900 Active
4. 2025-06-10
   status Active
5. 2025-05-02
   status Pending
6. 2025-02-28
   status Active
7. 2025-02-14
   status Pending
8. 2025-02-07
   listed $49,900 Active
9. 1996-03-14
   soldstatus $39,500

ⓘ 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: $892 · $74/mo
• Projected year-2 tax: $892 · $74/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) · 27% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,201
• − Mortgage interest: −$2,235
• − Property taxes: −$892
• − Insurance: −$200
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$1,161
• Taxable income: $5,762
• Est. tax owed @ 24.0%: −$1,383
• After-tax cash flow: $4,654/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 — West Dunbar

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: West Dunbar, WV
• Population (ZIP): 9,182

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 (72%)
• Race & ethnicity: White 72% Black 16% Two or more races 7% Hispanic / Latino 3% Pacific Islander 2% Asian 1%
• Common ancestry: Serbian 2% Italian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 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: ▼ -28.70%
• Current HPI: 172.7534
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1.0% since first listed

9 events — show timeline

• 2025-12-09 Pending — KVBOR
• 2025-08-26 Price Changed $39,900 KVBOR
• 2025-06-25 Listed $49,900 KVBOR
• 2025-06-10 Relisted — KVBOR
• 2025-05-02 Pending — KVBOR
• 2025-02-28 Relisted — KVBOR
• 2025-02-14 Pending — KVBOR
• 2025-02-07 Listed $49,900 KVBOR
• 1996-03-14 Sold (Public Records) $39,500 Public Records

Property tax history

+8.4%/yr

Latest (2025): $892 · -1.7% YoY. Source: county tax records.