162 Pine Grove Dr · Culloden, WV 25510

$145,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 12 Days on market

Built 2007 0.30 ac lot

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Why this score? — see what drove the C 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Appreciation +5.2/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable, spacious, and move in ready! This 3BR/2BA double wide features a fantastic open concept floor plan with plenty of natural light. The spacious kitchen flows right into the main living area, giving you tons of room to spread out. Enjoy outdoor living on the private back deck overlooking the yard. Located in a desirable Culloden location just minutes from shopping, dining, and I-64.

Key facts

• Private back deck
• 0.3 acre lot
• Built 2007

Tags

• OPEN CONCEPT FLOOR PLAN
• PRIVATE BACK DECK
• DESIRABLE CULLODEN LOCATION

Property features AI

Finance

• HOA & community: Association fee paid annually

Exterior

• Utilities: Public water
• Home design: Mobile home; Residential property
• Construction: Vinyl siding; Metal roof
• Exterior features: Deck; Storage

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Eat-in kitchen; Insulated windows; Storage
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (7.2% below list).
• Recommended offer: $135k (7.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#71 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Cabell County Schools (urban): math 31% / reading 42% proficiency, ranked #13 of 55 in WV (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Culloden Elementary School (math 67% / reading 67%, grade B+, #7 of 377 statewide, top 2%, 212 students, 0% FRL); Milton Middle School (math 34% / reading 45%, grade F, #20 of 109 statewide, top 18%, 570 students, 0% FRL); Cabell Midland High School (math 25% / reading 56%, grade F, #19 of 110 statewide, top 17%, 1,757 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 49% at this address vs 36% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Cabell County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 28 active listings in the ZIP; 61 units permitted in Cabell County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $440 appreciation (0.3% local appreciation)).
• At projected returns (0.3% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,529 (7.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.93% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.26×
• Total profit: $10,582
• Equity at exit: $44,316

10-year hold

• IRR: 10.2%
• Equity multiple: 2.15×
• Total profit: $46,844
• Equity at exit: $55,069

Cash invested: $40,600 (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 25510

• Home prices YoY: 0.2%
• Active inventory: 28
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $201

Break-even live

Break-even rent $1,091

Max offer price $145,000

Occupancy floor 80%

Sensitivity live

Price	-10% $283	-5% $242	+0% $201	+5% $160	+10% $119
Rent	-10% $95	-5% $148	+0% $201	+5% $254	+10% $307
Rate	-1.0pp $274	-0.5pp $238	base $201	+0.5pp $164	+1.0pp $125

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-17
   status $145,000 Pending 12 DOM
2. 2026-06-17
   days on market $145,000 Active 12 DOM
3. 2026-06-16
   days on market $145,000 Active 11 DOM
4. 2026-06-15
   days on market $145,000 Active 10 DOM
5. 2026-06-14
   days on market $145,000 Active 8 DOM
6. 2026-06-12
   days on market $145,000 Active 7 DOM
7. 2026-06-09
   days on market $145,000 Active 4 DOM
8. 2026-06-08
   days on market $145,000 Active 3 DOM
9. 2026-06-07
   remarks 394-char remark
10. 2026-06-07
    listed $145,000 Active 2 DOM

ⓘ 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: $490 · $41/mo
• Projected year-2 tax: $856 · $71/mo
• Expected delta: +$365/yr (+$30/mo · 74.6%)

ⓘ 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 5/10 Major
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,143
• − Mortgage interest: −$8,122
• − Property taxes: −$490
• − Insurance: −$725
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$4,218
• Taxable income: $5
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $2,412/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: Cabell County Schools
• NCES district ID: 5400180
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $36,426
• Composite: 30.26/100
• National rank: #6285
• State rank: #13 of 55 in WV

Livability — Culloden

• Score: 69/100
• State rank: #71
• US rank: #8700

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Culloden, WV
• County: Cabell County · 30,893 people
• City population: 5,098
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 5,098
• Household income: $72,894
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 31.0

Population outlook (Cabell County) Hauer SSP2

• Today (2025): 97,574 people
• By 2030: 98,060 · +0.5%
• By 2040: 98,817 · +1.3%
• By 2050: 100,185 · +2.7%
• By 2075: 105,895 · +8.5%
• By 2100: 105,948 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 2%
• Foreign-born: 1%

Political lean MEDSL · Cabell

• 2024 margin: Strong R (+21.9) · D 38.0% · R 59.9% · Other 2.0%
• 2008→2024 swing: -11.8pp toward R · 2008: -10.1pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.0 2016: R+25.5 2012: R+13.9 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.30%
• Current HPI: 163.4525
• Rent YoY: —
• Metro: Huntington-Ashland, WV-KY-OH
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $145,000 HBRMLS
• 2026-06-05 Listed $145,000 KVBOR

Property tax history

-1.1%/yr

Latest (2025): $490 · -15.0% YoY. Source: county tax records.