1452 Clearview Heights Rd · Sissonville, WV 25312

$167,500

3 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 57 Days on market

Built 1973 9,148 sqft lot Est $202k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Appreciation +4.5/10.0
• DSCR +3.5/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Easy living with this raised rancher with full walkout basement! This super cute home features 3 bedrooms, 2 on the main level and one on the lower level, two full bathrooms, updated kitchen, two living spaces, plenty of storage space, lower-level deck overlooking back yard. Plenty of parking, super convenient location!

Key facts

• Updated appliances
• Large deck
• Modern aesthetic

Tags

• MODERN AESTHETIC
• UPDATED APPLIANCES
• SECOND FAMILY ROOM
• LARGE DECK

Property features AI

Exterior

• Parking: Parking pad
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Residential property
• Construction: Brick and vinyl siding exterior; Metal roof
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Laminate flooring; Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced air heating
• Interior features: Eat-in kitchen; Insulated windows; Full basement with sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $-43 ($-517/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (25.8% below list).
• Recommended offer: $124k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.1% in Sissonville — 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 62/100 on livability (#183 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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: Flinn Elementary School (math 32% / reading 32%, grade F, #191 of 377 statewide, top 56%, 439 students, 0% FRL); Sissonville Middle School (math 33% / reading 45%, grade F, #21 of 109 statewide, top 19%, 541 students, 0% FRL); Sissonville High School (math 17% / reading 42%, grade F, #69 of 110 statewide, top 71%, 563 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: 40 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 (-1.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k 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 57 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $145k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $124,254 (25.8% 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 57 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $202,176
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7012 Kanawha Farm Cir	0.28mi	3/2.0	1,723 (-0%)	20mo	$270,000	$157	70
7018 Kanawha Farm Cir	0.33mi	3/2.5	1,925 (+11%)	8mo	$197,000	$102	57
1812 Oakwood Dr	0.69mi	3/2.5	1,628 (-6%)	22mo	$190,000	$117	38

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

Projected returns pro-forma

-1.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.66×
• Total profit: $-15,729
• Equity at exit: $40,105

10-year hold

• IRR: -1.0%
• Equity multiple: 0.91×
• Total profit: $-4,161
• Equity at exit: $41,834

Cash invested: $46,900 (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 25312

• Home prices YoY: -0.5%
• Active inventory: 40
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$878
• Tax from tax record: −$77 /mo · $918/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-43

Break-even live

Break-even rent $1,297

Max offer price $159,885

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-07
   statusdays on market $167,500 Pending 57 DOM
2. 2026-06-05
   days on market $167,500 Active 56 DOM
3. 2026-06-03
   days on market $167,500 Active 55 DOM
4. 2026-06-02
   days on market $167,500 Active 54 DOM
5. 2026-06-01
   days on market $167,500 Active 53 DOM
6. 2026-05-31
   days on market $167,500 Active 52 DOM
7. 2026-05-30
   days on market $167,500 Active 51 DOM
8. 2026-05-11
   price $167,500
9. 2026-04-09
   listed $172,500 Active
10. 2026-03-09
    price $172,500
11. 2026-01-22
    price $180,000
12. 2025-11-18
    price $189,900
13. 2025-11-03
    listed $199,900 Active
14. 2024-03-29
    soldstatus $145,000 321-char remark

    Show marketing remark (321 chars)

    Easy living with this raised rancher with full walkout basement! This super cute home features 3 bedrooms, 2 on the main level and one on the lower level, two full bathrooms, updated kitchen, two living spaces, plenty of storage space, lower-level deck overlooking back yard. Plenty of parking, super convenient location!

15. 2023-11-13
    listed $145,000 321-char remark

    Show marketing remark (321 chars)

    Easy living with this raised rancher with full walkout basement! This super cute home features 3 bedrooms, 2 on the main level and one on the lower level, two full bathrooms, updated kitchen, two living spaces, plenty of storage space, lower-level deck overlooking back yard. Plenty of parking, super convenient location!

16. 1984-10-05
    soldstatus $10,000

ⓘ 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: $918 · $77/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$70/yr (+$6/mo · 7.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°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: $14,910
• − Mortgage interest: −$9,383
• − Property taxes: −$918
• − Insurance: −$838
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$4,873
• Taxable loss: −$3,486
• Est. tax savings @ 24.0%: +$837
• After-tax cash flow: $319/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 — Sissonville

• Score: 62/100
• State rank: #183
• US rank: #16829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sissonville, WV
• Population (ZIP): 10,089

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 (96%)
• Race & ethnicity: White 96% Two or more races 1%
• Common ancestry: Slovak 2% Iranian 1% Serbian 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: ▼ -1.04%
• Current HPI: 205.2853
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1575.0% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $167,500 KVBOR
• 2026-04-09 Listed $172,500 KVBOR
• 2026-03-09 Price Changed $172,500 KVBOR
• 2026-01-22 Price Changed $180,000 KVBOR
• 2025-11-18 Price Changed $189,900 KVBOR
• 2025-11-03 Listed $199,900 KVBOR
• 2024-03-29 Sold (MLS) $145,000 KVBOR
• 2023-11-13 Listed $145,000 KVBOR
• 1984-10-05 Sold (Public Records) $10,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $918 · +52.8% YoY. Source: county tax records.