574 Lost Valley Dr · Pea Ridge, WV 25705

$165,000

3 bd · 2.0 ba · 932 sqft · SingleFamily public records · 9 Days on market

Built 1998 0.30 ac lot Est $151k · 9% over

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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 +22.6/30.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• Livability +4.1/5.0
• ARV discount +3.3/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home! Appliance filled kitchen, new stainless refrigerator, home offers 3 bedrooms and 2 bathrooms, nice deck with above ground (salt water)pool, one car garage. This home is move in ready-washer, dryer, and generator remains. This won't last long!

Key facts

• Nice deck
• Above ground pool
• Move in ready

Tags

• APPLIANCE FILLED KITCHEN
• NICE DECK
• ABOVE GROUND POOL
• MOVE IN READY

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential ranch; Composition shingle roof
• Construction: Vinyl siding
• Exterior features: Porch; Outdoor pool; Storage

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric cooling; Electric forced air heating
• Interior features: Eat-in kitchen; Insulated windows; Storage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/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 $164k (0.9% below list).
• Recommended offer: $164k (0.9% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 4.4% in Pea Ridge — 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 82/100 on livability (#9 in WV, #1,254 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, commute 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: Altizer Elementary School (math 32% / reading 37%, grade F, #148 of 377 statewide, top 49%, 202 students, 0% FRL); Huntington East Middle School (math 18% / reading 32%, grade F, #81 of 109 statewide, top 76%, 585 students, 0% FRL); Huntington High School (math 26% / reading 50%, grade F, #31 of 110 statewide, top 28%, 1,704 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.
• Market conditions: 163 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 61 units permitted in Cabell County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,500 (0.9% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
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: 0.99% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $150,984
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Lost Valley Dr	0.09mi	3/1.0	1,040 (+12%)	14mo	$160,000	$154	61
435 Spring Rd	0.71mi	3/1.0	1,056 (+13%)	16mo	$171,000	$162	27

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-13,086
• Equity at exit: $24,602

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $6,143
• Equity at exit: $14,266

Cash invested: $46,200 (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 25705

• Home prices YoY: -24.9%
• Active inventory: 163
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,635 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$77 /mo · $919/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $215

Break-even live

Break-even rent $1,363

Max offer price $165,000

Occupancy floor 82%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6275 Country Club Dr Huntington, WV	1.0–2.0	1.0	817	$1,635	$2.00	44d	1	1.27mi

Listing history 8 events

1. 2026-06-19
   days on market $165,000 Active 9 DOM
2. 2026-06-18
   days on market $165,000 Active 8 DOM
3. 2026-06-17
   days on market $165,000 Active 7 DOM
4. 2026-06-16
   days on market $165,000 Active 6 DOM
5. 2026-06-15
   days on market $165,000 Active 5 DOM
6. 2026-06-14
   days on market $165,000 Active 3 DOM
7. 2026-06-12
   remarks 256-char remark
8. 2026-06-12
   listed $165,000 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: $919 · $77/mo
• Projected year-2 tax: $974 · $81/mo
• Expected delta: +$54/yr (+$5/mo · 5.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 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: $19,620
• − Mortgage interest: −$9,243
• − Property taxes: −$919
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$4,800
• Taxable loss: −$104
• Est. tax savings @ 24.0%: +$25
• After-tax cash flow: $2,600/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 — Pea Ridge

• Score: 82/100
• State rank: #9
• US rank: #1254

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,668

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 (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 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: ▼ -57.08%
• Current HPI: 171.7797
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-10 Listed $165,000 KVBOR

Property tax history

+3.6%/yr

Latest (2025): $919 · +6.0% YoY. Source: county tax records.