287 Bear Tracks Dr · Coal Fork, WV 25306

$210,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 5 Days on market

Built 1978 1.67 ac 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 +15.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• DSCR +4.9/10.0
• Rent growth +4.4/5.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks

Plenty of privacy and wildlife in this serene setting. Covered front porch and covered deck for outdoor entertaining. New hardwoods in living room and hallway. Possible 4th bedroom in the basement. There is a one car attached garage, a 2 car shotgun garage with heat and air with garage door on each end for easy access. In addition, there is an oversized 2 car carport and plenty of parking. There are 2 wood burning fireplaces and chopped wood does remain. This home has been very well taken care of. City Water and Well Water available.

Key facts

• Covered front porch
• Covered deck
• New hardwoods

Tags

• COVERED FRONT PORCH
• COVERED DECK
• NEW HARDWOODS
• WOOD BURNING FIREPLACES
• CITY WATER
• WELL WATER

Property features AI

Finance

• Other: Property sits on approximately 1.67 acres

Exterior

• Parking: Attached heated garage; 3 total parking spaces (3 garage spaces)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential ranch; Single-story design
• Construction: Brick construction; Composition/shingle roof; No basement
• Exterior features: Deck; Porch; Outbuilding; Additional storage; Creek/stream on the property; Wooded lot

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Wood stove; Electric heating; Forced air heating; Central air conditioning (electric)
• Interior features: Insulated windows; Two fireplaces; Storage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (19.7% below list).
• Recommended offer: $169k (19.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#201 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; 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: Mary Ingles Elementary School (math 42% / reading 47%, grade F, #71 of 377 statewide, top 22%, 135 students, 0% FRL); Riverside High School (math 17% / reading 47%, grade F, #55 of 110 statewide, top 59%, 1,220 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: Rents rising fast (+7.6%/yr); 24 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 $10k of equity ($1k loan paydown + $8k appreciation (4.0% 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 (4.0% appreciation + 7.6% rent growth), your $59k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; list at $210k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,594 (19.7% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.80% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.97%
• DSCR: 1.09
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $107,536
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
972 Campbells Creek Dr	0.34mi	2/1.0 (-1)	1,008 (-12%)	4mo	$95,000	$94	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.99% appreciation · 7.59% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.86×
• Total profit: $50,702
• Equity at exit: $106,349

10-year hold

• IRR: 17.0%
• Equity multiple: 3.95×
• Total profit: $173,324
• Equity at exit: $173,844

Cash invested: $58,800 (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 25306

• Home prices YoY: 2.1%
• Rents YoY: 7.6%
• Active inventory: 24
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,686 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$46 /mo · $558/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $97

Break-even live

Break-even rent $1,564

Max offer price $210,000

Occupancy floor 89%

Sensitivity live

Price	-10% $216	-5% $156	+0% $97	+5% $37	+10% $-22
Rent	-10% $-37	-5% $30	+0% $97	+5% $163	+10% $230
Rate	-1.0pp $202	-0.5pp $150	base $97	+0.5pp $42	+1.0pp $-13

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-21
   listed $210,000 Active
2. 2003-10-28
   soldstatus $70,000
3. 1998-02-23
   soldstatus $15,000

ⓘ 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: $558 · $46/mo
• Projected year-2 tax: $1,239 · $103/mo
• Expected delta: +$681/yr (+$57/mo · 122.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 20 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: $20,231
• − Mortgage interest: −$11,763
• − Property taxes: −$558
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$6,109
• Taxable loss: −$2,486
• Est. tax savings @ 24.0%: +$597
• After-tax cash flow: $1,757/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 — Coal Fork

• Score: 61/100
• State rank: #201
• US rank: #17993

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

• County: Kanawha County · 33,502 people
• Metro: Charleston, WV
• Population (ZIP): 6,040
• Household income: $71,654
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 124.0

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 (86%)
• Race & ethnicity: White 86% Black 6% Hispanic / Latino 3% Two or more races 3% Asian 3%
• Common ancestry: Italian 4% Slovak 3% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Asian/Pacific 1% Other Indo-European 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: ▲ 3.99%
• Current HPI: 195.9623
• Rent YoY: ▲ 7.59%
• Metro: Charleston, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+1300.0% since first listed

3 events — show timeline

• 2026-05-21 Listed $210,000 KVBOR
• 2003-10-28 Sold (Public Records) $70,000 Public Records
• 1998-02-23 Sold (Public Records) $15,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $558 · -1.7% YoY. Source: county tax records.