518 High St · St. Albans, WV 25177

$56,900

3 bd · 2.0 ba · 2,276 sqft · SingleFamily public records · 34 Days on market

Built 1944 0.33 ac lot ↓ 24% since listing

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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 MLS

Looking for a home that has space to spread out? Main level features an oversized living room, dining room, kitchen, family room, bedroom, and full bath. The upper level has been used for 2 bedrooms, 1 bedroom and an office, etc. The lower has an additional 920 square feet of space that includes a wood burning stove, bathroom, and large rec room. Exterior features include a large deck, storage building, and partially fenced yard

Key facts

• 0.33 acre lot
• Built 1944
• Listed 34 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels (2 stories)
• Construction: Aluminum siding; Frame construction; Plaster; Composition/shingle roof
• Exterior features: Deck; Porch

Interior

• Flooring: Hardwood flooring; Vinyl flooring; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Insulated windows; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $55k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.5% vs local median 4.8% 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: Central Elementary School (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 333 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: 119 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 $393 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1944 — 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 $55,193 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.27% ✓
• Cap rate: 19.52%
• Cash-on-cash: 47.25%
• DSCR: 3.10
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $204,840
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 High St	0.00mi	3/1.0	2,276 (0%)	0mo	$60,000	$26	96
432 Fairview Dr	0.45mi	4/2.0 (+1)	2,273 (-0%)	10mo	$115,000	$51	66
413 Lore St	0.45mi	3/1.5	2,066 (-9%)	1mo	$132,000	$64	61
561 Valley St	0.30mi	4/2.5 (+1)	2,500 (+10%)	3mo	$240,000	$96	60
5 Rolling Oaks Ests	0.46mi	4/3.0 (+1)	2,317 (+2%)	19mo	$256,000	$110	50
1052 Meadowview Ln	0.56mi	4/2.0 (+1)	2,032 (-11%)	1mo	$183,000	$90	50
100 Crescent Rd	0.53mi	4/3.5 (+1)	2,437 (+7%)	4mo	$255,000	$105	49
141 Tompkins Dr	0.55mi	4/2.5 (+1)	2,588 (+14%)	16mo	$195,000	$75	32

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: 44.6%
• Equity multiple: 2.93×
• Total profit: $30,758
• Equity at exit: $8,484

10-year hold

• IRR: 50.6%
• Equity multiple: 5.92×
• Total profit: $78,318
• Equity at exit: $4,920

Cash invested: $15,932 (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: 119
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$298
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $627

Break-even live

Break-even rent $499

Max offer price $56,900

Occupancy floor 46%

Sensitivity live

Price	-10% $660	-5% $643	+0% $627	+5% $611	+10% $595
Rent	-10% $525	-5% $576	+0% $627	+5% $678	+10% $730
Rate	-1.0pp $656	-0.5pp $642	base $627	+0.5pp $613	+1.0pp $598

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: $14,225
• Closing costs: $1,707
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-14
   status Pending
2. 2026-04-11
   listed $56,900 Active
3. 2020-03-12
   soldstatus $105,000
4. 2020-03-11
   soldstatus $105,000 433-char remark

   Show marketing remark (433 chars)

   Looking for a home that has space to spread out? Main level features an oversized living room, dining room, kitchen, family room, bedroom, and full bath. The upper level has been used for 2 bedrooms, 1 bedroom and an office, etc. The lower has an additional 920 square feet of space that includes a wood burning stove, bathroom, and large rec room. Exterior features include a large deck, storage building, and partially fenced yard

5. 2019-08-19
   listed $107,000 433-char remark

   Show marketing remark (433 chars)

   Looking for a home that has space to spread out? Main level features an oversized living room, dining room, kitchen, family room, bedroom, and full bath. The upper level has been used for 2 bedrooms, 1 bedroom and an office, etc. The lower has an additional 920 square feet of space that includes a wood burning stove, bathroom, and large rec room. Exterior features include a large deck, storage building, and partially fenced yard

6. 2014-09-10
   soldstatus $103,000 144-char remark

   Show marketing remark (144 chars)

   Very Nice 3 Bedroom 2 Bath With Updated Kitchen And Bath. Large Back Yard And Large Deck. 2 Fireplaces. Hardwood Floors. Home Warranty Included.

7. 2014-09-10
   soldstatus $103,000

   Show marketing remark (144 chars)

   Very Nice 3 Bedroom 2 Bath With Updated Kitchen And Bath. Large Back Yard And Large Deck. 2 Fireplaces. Hardwood Floors. Home Warranty Included.

8. 2014-05-05
   listed $110,000 144-char remark

   Show marketing remark (144 chars)

   Very Nice 3 Bedroom 2 Bath With Updated Kitchen And Bath. Large Back Yard And Large Deck. 2 Fireplaces. Hardwood Floors. Home Warranty Included.

9. 2001-07-31
   soldstatus $75,000

ⓘ 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: $868 · $72/mo
• Projected year-2 tax: $868 · $72/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: $15,521
• − Mortgage interest: −$3,187
• − Property taxes: −$868
• − Insurance: −$284
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$1,655
• Taxable income: $7,043
• Est. tax owed @ 24.0%: −$1,690
• After-tax cash flow: $5,838/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

-24.1% since first listed

9 events — show timeline

• 2026-05-14 Pending — KVBOR
• 2026-04-11 Listed $56,900 KVBOR
• 2020-03-12 Sold (Public Records) $105,000 Public Records
• 2020-03-11 Sold (MLS) $105,000 KVBOR
• 2019-08-19 Listed $107,000 KVBOR
• 2014-09-10 Sold (Public Records) $103,000 Public Records
• 2014-09-10 Sold (MLS) $103,000 KVBOR
• 2014-05-05 Listed $110,000 KVBOR
• 2001-07-31 Sold (Public Records) $75,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $868 · +0.0% YoY. Source: county tax records.