5225 Midland Dr · Rand, WV 25306

$109,900

3 bd · 1.5 ba · 962 sqft · SingleFamily public records · 13 Days on market

Built 1978 Est $99k · 11% over

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +7.0/10.0
• Rent growth +4.4/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this beautifully updated ADA compliant home in the Malden area! Offering approximately 1,000 sq ft of comfortable living space, this 2 bedroom, 2 full bath home features an open concept living and kitchen area perfect for everyday living and entertaining. The spacious primary suite includes a newly updated walk-in tile shower, while the guest bathroom has also been tastefully renovated. The kitchen offers updated cabinetry, countertops, and stainless steel appliances. Outside, enjoy the large fenced flat yard, detached garage, and covered front porch ideal for relaxing evenings. Conveniently located with many great features throughout — schedule your showing today!

Key facts

• Covered front porch
• Ada compliant
• Updated cabinetry

Tags

• ADA COMPLIANT
• UPDATED WALK-IN TILE SHOWER
• UPDATED CABINETRY
• STAINLESS STEEL APPLIANCES
• LARGE FENCED FLAT YARD
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: Attached garage; Carport; Garage (1 space)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential ranch-style home
• Construction: Brick construction; Composition/shingle roof; Basement: none (sump pump present)
• Exterior features: Patio; Outdoor pool

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Refrigerator
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Insulated windows; Sump pump in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).

Location & tenants

• Location reads 64/100 on livability (#138 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: commute D+, amenities F, health & safety 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: Belle Elementary School (math 37% / reading 32%, grade F, #148 of 377 statewide, top 49%, 291 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 $5k of equity ($760 loan paydown + $4k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $80k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $109,900

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.49% ✓
• Cap rate: 13.41%
• Cash-on-cash: 25.41%
• DSCR: 2.13
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $99,086
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5611 Church Dr	0.47mi	3/1.5	972 (+1%)	9mo	$68,000	$70	69
5904 Starling Dr	0.73mi	2/1.0 (-1)	964 (+0%)	6mo	$99,000	$103	54

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: 34.1%
• Equity multiple: 3.09×
• Total profit: $64,276
• Equity at exit: $55,656

10-year hold

• IRR: 35.6%
• Equity multiple: 6.98×
• Total profit: $184,090
• Equity at exit: $90,979

Cash invested: $30,772 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,638 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$21 /mo · $248/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $585

Break-even live

Break-even rent $898

Max offer price $109,900

Occupancy floor 59%

Sensitivity live

Price	-10% $647	-5% $616	+0% $585	+5% $554	+10% $523
Rent	-10% $456	-5% $520	+0% $585	+5% $650	+10% $714
Rate	-1.0pp $640	-0.5pp $613	base $585	+0.5pp $557	+1.0pp $528

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-12
   statusdays on market $109,900 Pending 13 DOM
2. 2026-06-09
   days on market $109,900 Active 12 DOM
3. 2026-06-08
   days on market $109,900 Active 11 DOM
4. 2026-06-07
   days on market $109,900 Active 10 DOM
5. 2026-06-05
   days on market $109,900 Active 7 DOM
6. 2026-06-03
   days on market $109,900 Active 6 DOM
7. 2026-06-02
   days on market $109,900 Active 5 DOM
8. 2026-06-01
   days on market $109,900 Active 4 DOM
9. 2026-05-31
   days on market $109,900 Active 3 DOM
10. 2026-05-30
    days on market $109,900 Active 2 DOM
11. 2026-05-26
    listed $109,900 Active
12. 2018-07-23
    soldstatus $79,900
13. 2016-09-28
    listed $79,900
14. 2016-07-18
    listed $82,000

ⓘ 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: $248 · $21/mo
• Projected year-2 tax: $648 · $54/mo
• Expected delta: +$400/yr (+$33/mo · 161.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% 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: $19,660
• − Mortgage interest: −$6,156
• − Property taxes: −$248
• − Insurance: −$1,347
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$3,197
• Taxable income: $5,566
• Est. tax owed @ 24.0%: −$1,336
• After-tax cash flow: $5,685/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 — Rand

• Score: 64/100
• State rank: #138
• US rank: #13922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rand, WV
• 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

+34.0% since first listed

4 events — show timeline

• 2026-05-26 Listed $109,900 KVBOR
• 2018-07-23 Sold (Public Records) $79,900 Public Records
• 2016-09-28 Listed $79,900 KVBOR
• 2016-07-18 Listed $82,000 KVBOR

Property tax history

-4.4%/yr

Latest (2025): $248 · -4.4% YoY. Source: county tax records.