66 Red Oak Dr · Culloden, WV 25510

$189,900

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 1 Days on market

Built 1970 6,970 sqft lot Est $163k · 16% over

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Why this score? — see what drove the F 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 +11.2/30.0
• Appreciation +5.2/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• ARV discount +0.2/15.0

Listing remarks

Welcome home to this charming single-story 3-bedroom, 1.5-bath residence that offers effortless living with modern updates throughout. As you enter, you’ll be impressed by the beautiful, updated flooring that flows seamlessly from room to room, creating a bright, cohesive, and welcoming feel. The highlight of the home is the fully updated kitchen, complete with stylish cabinetry, sleek countertops, and contemporary appliances—perfect for everyday meal prep or casual entertaining. The thoughtfully designed single-floor layout features three spacious bedrooms, each with ample closet space and natural light. A half bathroom serves the primary bedroom area, while the convenient full

Key facts

• Stylish cabinetry
• Single-floor layout
• Updated flooring

Tags

• UPDATED FLOORING
• FULLY UPDATED KITCHEN
• STYLISH CABINETRY
• SLEEK COUNTERTOPS
• CONTEMPORARY APPLIANCES
• SINGLE-FLOOR LAYOUT

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story
• Construction: Vinyl siding; Metal roof
• Exterior features: Deck; Porch; Wood fencing; Level lot

Interior

• Kitchen: Microwave; Range; Oven; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Microwave, Range, Oven, Refrigerator; Vinyl flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-73 ($-878/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (29.1% below list).
• Recommended offer: $135k (29.1% 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: schools C-, amenities F, 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.
• 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 $2k of equity ($1k loan paydown + $576 appreciation (0.3% local appreciation)).

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $164k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,669 (29.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1970 — 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. 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?
5. 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.
6. 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.
7. 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: 0.71% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $163,488
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Red Oak Dr	0.00mi	3/1.5	1,248 (0%)	24mo	$164,000	$131	78
50 Pin Oak Dr	0.07mi	4/1.5 (+1)	1,272 (+2%)	22mo	$170,000	$134	69
98 Spanish Oak Dr	0.08mi	3/2.5	1,337 (+7%)	16mo	$207,655	$155	65
34 Cottage Dr	0.28mi	3/1.5	1,109 (-11%)	11mo	$145,000	$131	57
60 Ada Ct	0.55mi	4/2.0 (+1)	1,352 (+8%)	9mo	$167,900	$124	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -3.0%
• Equity multiple: 0.86×
• Total profit: $-7,581
• Equity at exit: $58,038

10-year hold

• IRR: 2.5%
• Equity multiple: 1.28×
• Total profit: $15,070
• Equity at exit: $72,121

Cash invested: $53,172 (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: 11.8×

Monthly cashflow live

• Estimated rent: $1,347 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$62 /mo · $745/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-73

Break-even live

Break-even rent $1,439

Max offer price $176,968

Occupancy floor —

Sensitivity live

Price	-10% $34	-5% $-19	+0% $-73	+5% $-127	+10% $-181
Rent	-10% $-180	-5% $-126	+0% $-73	+5% $-20	+10% $33
Rate	-1.0pp $22	-0.5pp $-25	base $-73	+0.5pp $-122	+1.0pp $-172

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-06
   status Pending
2. 2026-05-05
   listed $189,900 Active
3. 2024-07-03
   soldstatus $164,000
4. 2008-08-04
   soldstatus $73,000

ⓘ 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: $745 · $62/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$375/yr (+$31/mo · 50.3%)

ⓘ 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 · 20 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: $16,160
• − Mortgage interest: −$10,637
• − Property taxes: −$745
• − Insurance: −$950
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$5,524
• Taxable loss: −$4,282
• Est. tax savings @ 24.0%: +$1,028
• After-tax cash flow: $149/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

+160.1% since first listed

4 events — show timeline

• 2026-05-06 Pending — HBRMLS
• 2026-05-05 Listed $189,900 HBRMLS
• 2024-07-03 Sold (Public Records) $164,000 Public Records
• 2008-08-04 Sold (Public Records) $73,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $745 · +9.7% YoY. Source: county tax records.