1100 Ferguson Ave · Charleston, WV 25302

$15,000

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 32 Days on market

Built 1957 ↓ 50% 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 +4.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property, tenant occupied, property eligible for governmental assistance voucher, one year lease, motivated seller.

Key facts

• Unfinished basement
• Built 1957
• Listed 31 days

Tags

• UNFINISHED BASEMENT

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; One story
• Construction: Aluminum siding and block construction
• Exterior features: Patio; Porch; Flat roof

Interior

• Flooring: Carpet; Vinyl; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Has heating (other type)
• Interior features: Carpet and vinyl flooring with additional other flooring; Full basement

🏷️ Possibly a rental listed for sale. The $15,000 price doesn't fit this home's estimated sale value (~$31,488) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $875 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.
• Cap rate 76.3% vs local median 3.8% in Charleston — 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 85/100 on livability (#3 in WV, #524 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime 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 C. Snow West Side Elementary (math 12% / reading 12%, grade F, #375 of 377 statewide, top 99%, 353 students, 0% FRL); West Side Middle School (math 7% / reading 18%, grade F, #109 of 109 statewide, top 100%, 377 students, 0% FRL); Capital High School (math 22% / reading 52%, grade F, #32 of 110 statewide, top 34%, 1,086 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.
• Zoned-school proficiency averages 20% at this address vs 34% district-wide (-14 pts) — the specific schools serving this property underperform the Kanawha County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 99 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 $104 of loan paydown is wiped out by about $450 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 1957 — 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 $14,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1957 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 8.26% ✓
• Cap rate: 76.27%
• Cash-on-cash: 249.93%
• DSCR: 12.12
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $31,488
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
918 Hunt Ave	0.22mi	2/1.0 (-1)	780 (+2%)	22mo	$32,000	$41	64
1214 Upper Vine St	0.14mi	2/1.0 (-1)	672 (-12%)	7mo	$11,500	$17	62
610 Georgia St	0.51mi	2/1.0 (-1)	800 (+4%)	24mo	$88,000	$110	45

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: —
• Equity multiple: 13.69×
• Total profit: $53,302
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 29.15×
• Total profit: $118,231
• Equity at exit: $1,297

Cash invested: $4,200 (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 25302

• Home prices YoY: -21.8%
• Active inventory: 99
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $875

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 24%

Sensitivity live

Price	-10% $885	-5% $880	+0% $875	+5% $870	+10% $864
Rent	-10% $777	-5% $826	+0% $875	+5% $924	+10% $973
Rate	-1.0pp $882	-0.5pp $879	base $875	+0.5pp $871	+1.0pp $867

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $15,000 Active 32 DOM
2. 2026-06-21
   days on market $15,000 Active 31 DOM
3. 2026-06-19
   days on market $15,000 Active 29 DOM
4. 2026-06-18
   days on market $15,000 Active 28 DOM
5. 2026-06-17
   days on market $15,000 Active 27 DOM
6. 2026-06-16
   days on market $15,000 Active 26 DOM
7. 2026-06-15
   days on market $15,000 Active 25 DOM
8. 2026-06-14
   days on market $15,000 Active 23 DOM
9. 2026-06-12
   days on market $15,000 Active 22 DOM
10. 2026-06-09
    days on market $15,000 Active 19 DOM
11. 2026-06-08
    days on market $15,000 Active 18 DOM
12. 2026-06-07
    days on market $15,000 Active 17 DOM
13. 2026-06-05
    days on market $15,000 Active 14 DOM
14. 2026-06-03
    days on market $15,000 Active 13 DOM
15. 2026-06-02
    days on market $15,000 Active 12 DOM
16. 2026-06-01
    days on market $15,000 Active 11 DOM
17. 2026-05-31
    days on market $15,000 Active 10 DOM
18. 2026-05-30
    days on market $15,000 Active 9 DOM
19. 2026-05-09
    status Pending
20. 2026-05-01
    listed $15,000 Active
21. 2022-07-28
    soldstatus $30,000 132-char remark

    Show marketing remark (132 chars)

    Great investment property, tenant occupied, property eligible for governmental assistance voucher, one year lease, motivated seller.

22. 2022-06-14
    listed $30,000 132-char remark

    Show marketing remark (132 chars)

    Great investment property, tenant occupied, property eligible for governmental assistance voucher, one year lease, motivated seller.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $14,862
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$436
• Taxable income: $10,908
• Est. tax owed @ 24.0%: −$2,618
• After-tax cash flow: $7,879/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 — Charleston

• Score: 85/100
• State rank: #3
• US rank: #524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, WV
• County: Kanawha County · 33,502 people
• City population: 33,502
• Metro: Charleston, WV
• Population (ZIP): 13,204
• Household income: $55,210
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 679.0

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 (75%)
• Race & ethnicity: White 75% Black 14% Two or more races 8% Hispanic / Latino 3% Asian 1%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Foreign-born: 1% · South Korea

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: ▼ -44.83%
• Current HPI: 160.7081
• Rent YoY: —
• Metro: Charleston, WV
• State GDP YoY: —
• F500 in state: 0

Price history

-50.0% since first listed

4 events — show timeline

• 2026-05-09 Pending — KVBOR
• 2026-05-01 Listed $15,000 KVBOR
• 2022-07-28 Sold (MLS) $30,000 KVBOR
• 2022-06-14 Listed $30,000 KVBOR

Property tax history

+3.8%/yr

Latest (2025): $851 · +0.0% YoY. Source: county tax records.