412 Quarrier St

Charleston, WV 25301 · East End

File №: DEAL-0007
Submarket: East End
Strategy: Buy-and-Hold
Date: 2026-05-14
List price: $118,000
Contract price: $108,000
Prepared by: Mountain State Investment Realty
Prepared for: [INVESTOR]

Thesis

A 3/1 east-end SFR priced near $100/sqft with light cosmetic needs; underwrites to ~9% COC at our management partner's rent estimate of $1,250/mo, holds DSCR > 1.20 through Rent −10% / Vacancy 15% stress, and sits in a submarket with steady tenant demand.

Property

Type: Single-family, 3 bed · 1 bath
Size: 1,120 sqft
Year built: 1948
Lot: 0.14 ac
Condition tier: Light Cosmetic
Roof: ~8 years old
Heat: Forced-air gas, ~12 years

Electrical: 100A panel; mixed Romex with knob-and-tube remnants Verify
Plumbing: Galvanized supply in basement; partial PEX Verify
Foundation: Block; minor settlement at NE corner — non-structural per visual review
Lead paint: Pre-1960 stock — assume lead-paint disclosure applies
Asbestos: Asbestos siding present; encapsulated

Rehab scope

Budget $10,600

Rehab scope — line items and total budget.
Line item	Cost
Interior repaint	$3,200
LVP flooring, main level (~600 sqft)	$3,000
Fixtures & lighting	$900
Bath refresh	$700
Exterior trim paint	$1,200
Curb refresh	$600
Inspection contingency	$1,000
Total rehab budget	$10,600

Rent basis

Projected rent: $1,250/mo
Comparables: $1,200–$1,300 — two comps from our management partner, one public (Zillow)
Lease: 12-month term assumed

Conflict disclosure

Mountain State Investment Realty is affiliated with our property-management partner, which provided the primary rent comps and stands to earn management fees scaled to rent. You are strongly encouraged to independently verify rent (Rentometer, Zillow Rental Manager, Apartments.com, MLS rentals).

Underwriting summary — Year 1, base case

Underwriting summary — basis and income.
Contract price	$108,000
Rehab budget	$10,600
All-in basis	$118,600
Projected rent	$1,250/mo
Gross scheduled income	$15,000
Operating expenses	($7,180)
Net operating income	$7,820
Cap rate	7.2%

Underwriting summary — debt service and returns.
Annual debt service	($7,247)
Annual cash flow	$573
Monthly cash flow	$48
Cash required	$46,360
Cash-on-cash return	1.2%
DSCR	1.08
Yr-1 principal paydown	$835
Total ROI, Yr-1	5.1%

Monthly CF: $48
DSCR: 1.08
Cash-on-cash: 1.2%

Note

At current DSCR rates with our conservative defaults, this sample is marginal at base case. The model is correctly showing that 1%-rule deals don't comfortably cash flow in this rate environment. Sample chosen to illustrate stress behavior; not a recommendation.

Stress behavior

Stress behavior — monthly cash flow, DSCR, and cash-on-cash by scenario. Fictional sample; numbers for demonstration.
Scenario	Monthly CF	DSCR	COC
Base	$48	1.08	1.2%
Rent −10%	−$56	0.94	−1.5%
Vacancy 15%	−$65	0.92	−1.8%
Cap-ex 10%	−$14	1.02	−0.3%
Rate +1%	−$21	1.08	−0.5%
All stress	−$176	0.66	−4.6%

We could have invented a prettier sample. This one shows you how the model behaves when a deal is marginal — including the stress rows that break it.

Top risks — honest

Pre-1960 unknowns behind the walls

Knob-and-tube remnants and galvanized supply are flagged [verify]. Independent inspection is mandatory; an inspection holdback is recommended.
Marginal base-case cash flow

$48/mo clears almost nothing. One bad year — a vacancy, a furnace — and the position goes cumulative-negative.
Rent assumption sourced primarily from our management partner

That is a conflict, disclosed above. Public checks are supportive but tight; verify rent independently before relying on $1,250.
DSCR 1.08 sits below some lenders' 1.20 floor

Confirm your lender's floor before offering — or plan on 25% down.
Asbestos siding

Encapsulated and stable today. It must be disclosed, and the cost is meaningful if it is ever damaged.

Next steps

48-hour reply window — the list works first qualified reply, first represented.
Offer drafted at $108,000 with a 10-day inspection contingency.
Independent inspector scheduled within 3 days of acceptance.
Independently verify rent before EMD release.
Confirm your lender's DSCR floor in writing.