901 Park Dr · Dunbar, WV 25064

$29,900

4 bd · 2.0 ba · 1,701 sqft · SingleFamily public records · 222 Days on market

Built 1930 ↓ 7% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Dunbar, WV 4 bedroom 2 bath home, fenced yard, basement.

Key facts

• Fenced yard
• Basement
• Garage

Tags

• FENCED YARD
• BASEMENT

Property features AI

Exterior

• Parking: Attached garage
• Home design: Residential property
• Construction: Block foundation
• Exterior features: Shingle and wood roof

Interior

• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: No heating system specified; No cooling system specified
• Interior features: Laminate countertops; Hardwood and laminate flooring; Seven total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 36.8% vs local median 4.2% in Dunbar — 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 70/100 on livability (#62 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: employment D+, schools F, amenities 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.
• Market conditions: 46 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 $207 of loan paydown is wiped out by about $897 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

• It's been on market 222 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.18% ✓
• Cap rate: 36.80%
• Cash-on-cash: 108.94%
• DSCR: 5.85
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $185,409
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1325 West Virginia Ave	0.58mi	4/2.0	1,703 (+0%)	16mo	$201,000	$118	59
1313 Moore Ave	0.45mi	3/1.5 (-1)	1,650 (-3%)	15mo	$143,035	$87	55
1335 West Virginia Ave	0.61mi	4/2.0	1,603 (-6%)	9mo	$175,000	$109	54
1231 Grosscup Ave	0.49mi	3/2.5 (-1)	1,680 (-1%)	18mo	$180,000	$107	54
435 Park Ave	0.73mi	3/2.0 (-1)	1,651 (-3%)	6mo	$195,700	$119	51
1239 West Virginia Ave	0.51mi	3/2.0 (-1)	1,588 (-7%)	13mo	$193,000	$122	49
538 20th St	0.73mi	4/2.0	1,839 (+8%)	5mo	$185,000	$101	48
1322 West Virginia Ave	0.57mi	3/1.5 (-1)	1,612 (-5%)	13mo	$130,000	$81	47
827 Valley Dr	0.73mi	3/2.5 (-1)	1,729 (+2%)	18mo	$195,000	$113	41
14 Perkins Way	0.72mi	3/2.5 (-1)	1,816 (+7%)	10mo	$298,000	$164	40
5103 Indiana St	0.71mi	3/2.0 (-1)	1,484 (-13%)	6mo	$150,000	$101	35
422 18th St	0.67mi	3/1.5 (-1)	1,505 (-12%)	14mo	$65,000	$43	31

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: 63.3%
• Equity multiple: 3.84×
• Total profit: $23,806
• Equity at exit: $4,458

10-year hold

• IRR: 67.9%
• Equity multiple: 7.96×
• Total profit: $58,245
• Equity at exit: $2,585

Cash invested: $8,372 (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 25064

• Home prices YoY: -14.2%
• Active inventory: 46
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$58 /mo · $701/yr
• Insurance: −$12
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $446

Break-even live

Break-even rent $685

Max offer price $29,900

Occupancy floor 59%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $29,900 Active 222 DOM
2. 2026-06-18
   days on market $29,900 Active 221 DOM
3. 2026-06-17
   days on market $29,900 Active 220 DOM
4. 2026-06-16
   days on market $29,900 Active 219 DOM
5. 2026-06-15
   days on market $29,900 Active 218 DOM
6. 2026-06-14
   days on market $29,900 Active 216 DOM
7. 2026-06-12
   days on market $29,900 Active 215 DOM
8. 2026-06-09
   days on market $29,900 Active 212 DOM
9. 2026-06-08
   days on market $29,900 Active 211 DOM
10. 2026-06-07
    days on market $29,900 Active 210 DOM
11. 2026-06-05
    days on market $29,900 Active 207 DOM
12. 2026-06-03
    days on market $29,900 Active 206 DOM
13. 2026-06-02
    days on market $29,900 Active 205 DOM
14. 2026-06-01
    days on market $29,900 Active 204 DOM
15. 2026-05-31
    days on market $29,900 Active 203 DOM
16. 2026-05-30
    days on market $29,900 Active 202 DOM
17. 2026-04-30
    price $29,900
18. 2026-03-21
    price $35,900
19. 2026-02-13
    price $39,900
20. 2026-01-01
    price $41,900
21. 2025-12-09
    price $44,900
22. 2025-11-09
    listed $49,900 Active
23. 1986-11-26
    soldstatus $32,000

ⓘ 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: $701 · $58/mo
• Projected year-2 tax: $701 · $58/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 10/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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: $15,004
• − Mortgage interest: −$1,675
• − Property taxes: −$701
• − Insurance: −$3,914
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$870
• Taxable income: $5,443
• Est. tax owed @ 24.0%: −$1,306
• After-tax cash flow: $4,049/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 — Dunbar

• Score: 70/100
• State rank: #62
• US rank: #7810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunbar, WV
• Population (ZIP): 9,182

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 (72%)
• Race & ethnicity: White 72% Black 16% Two or more races 7% Hispanic / Latino 3% Pacific Islander 2% Asian 1%
• Common ancestry: Serbian 2% Italian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 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: ▼ -28.70%
• Current HPI: 172.7534
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.6% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $29,900 GVBOR
• 2026-03-21 Price Changed $35,900 GVBOR
• 2026-02-13 Price Changed $39,900 GVBOR
• 2026-01-01 Price Changed $41,900 GVBOR
• 2025-12-09 Price Changed $44,900 GVBOR
• 2025-11-09 Listed $49,900 GVBOR
• 1986-11-26 Sold (Public Records) $32,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $701 · +5.5% YoY. Source: county tax records.