115 Miller St · St. Albans, WV 25177

$29,793

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 12 Days on market

Built 1928

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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

This three bedroom one bath house located on the outskirts of Saint Albans allows for you to use your imagination! On a quiet, dead end street, this home is ready for your creativity. Don't miss out on this great investment opportunity.

Key facts

• Built 1928
• Listed 12 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential single-family home
• Construction: Block construction; Composition/shingle roof
• Exterior features: Front porch

Interior

• Kitchen: Eat-in kitchen; Dishwasher
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Eat-in kitchen; Insulated windows; Dishwasher

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($866 rent vs $30k).
• Cap rate 23.4% vs local median 4.9% in St. Albans — 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: 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: Alban Elementary School (math 32% / reading 37%, grade F, #148 of 377 statewide, top 49%, 253 students, 0% FRL); Hayes Middle School (math 24% / reading 39%, grade F, #52 of 109 statewide, top 49%, 436 students, 0% FRL); Saint Albans High School (math 32% / reading 57%, grade F, #11 of 110 statewide, top 11%, 993 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: 116 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 $206 of loan paydown is wiped out by about $894 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $23k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• 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.

Recommended offer $29,793

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.91% ✓
• Cap rate: 23.43%
• Cash-on-cash: 61.20%
• DSCR: 3.72
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $94,920
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Swans Ct	0.60mi	2/1.0	860 (+2%)	3mo	$114,922	$134	66
54 3rd St W	0.20mi	2/1.0	768 (-9%)	16mo	$35,000	$46	63
257 Oliver Street St	0.59mi	3/1.0 (+1)	864 (+3%)	1mo	$98,000	$113	62
300 Hill St	0.41mi	3/1.0 (+1)	932 (+11%)	14mo	$20,000	$21	46

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: 60.1%
• Equity multiple: 3.67×
• Total profit: $22,314
• Equity at exit: $4,442

10-year hold

• IRR: 64.8%
• Equity multiple: 7.53×
• Total profit: $54,505
• Equity at exit: $2,576

Cash invested: $8,342 (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 25177

• Home prices YoY: -16.6%
• Active inventory: 116
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $866 medium
• Mortgage (P&I): −$156
• Tax from tax record: −$90 /mo · $1,076/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $425

Break-even live

Break-even rent $327

Max offer price $29,793

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: $7,448
• Closing costs: $894
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-16
   status $29,793 Pending 12 DOM
2. 2026-06-15
   days on market $29,793 Active 12 DOM
3. 2026-06-14
   days on market $29,793 Active 10 DOM
4. 2026-06-12
   days on market $29,793 Active 9 DOM
5. 2026-06-09
   days on market $29,793 Active 6 DOM
6. 2026-06-08
   days on market $29,793 Active 5 DOM
7. 2026-06-07
   days on market $29,793 Active 4 DOM
8. 2026-06-03
   remarks 236-char remark
9. 2026-06-03
   listed $29,793 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: $1,076 · $90/mo
• Projected year-2 tax: $1,076 · $90/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 ≥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: $10,387
• − Mortgage interest: −$1,669
• − Property taxes: −$1,076
• − Insurance: −$149
• − Repairs & maintenance: −$831
• − Management: −$831
• − Depreciation: −$867
• Taxable income: $4,964
• Est. tax owed @ 24.0%: −$1,191
• After-tax cash flow: $3,914/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 — St. Albans

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

Census & demographics

• City population: 23,211
• Population (ZIP): 23,211

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 5% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 0%

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: ▼ -36.96%
• Current HPI: 185.502
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+29.5% since first listed

6 events — show timeline

• 2026-06-02 Listed $29,793 KVBOR
• 2024-09-06 Price Changed $52,500 KVBOR
• 2024-08-06 Price Changed $54,900 KVBOR
• 2024-07-13 Listed $62,500 KVBOR
• 2004-08-18 Sold (Public Records) $23,000 Public Records
• 1991-06-11 Sold (Public Records) $23,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,076 · +0.0% YoY. Source: county tax records.