104 Stonewood Dr · Pea Ridge, WV 25705

$130,000

2 bd · 3.0 ba · 1,584 sqft · SingleFamily public records · 6 Days on market

Built 1989 3,485 sqft lot Est $228k · 43% under

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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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.9/10.0
• Livability +4.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

You are going to love this amazing townhouse on East Pea Ridge. NO HOA and the convenience to shopping, restaurants, I-64 and more is just something you can't pass up. 3 bedrooms, 2 full baths, 2 half baths, screened in deck. You are going to love living here.

Key facts

• Screened in deck
• No hoa
• 3,485 sq ft lot

Tags

• NO HOA
• SCREENED IN DECK

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Off-street parking; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single family residence; 2-story
• Construction: Wood siding; Shingle roof; Basement
• Exterior features: Deck; Porch; Sloped lot

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Storm windows; Partially finished basement with concrete floor and walk-out access

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $214 ($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 $129k (0.7% below list).
• Recommended offer: $129k (0.7% 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.
• Market conditions: 163 active listings in the ZIP; 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $129,081 (0.7% 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. 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?
3. 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.
4. 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.
5. 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: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $228,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Stonewood Dr	0.00mi	3/3.0 (+1)	1,584 (0%)	0mo	$82,000	$52	95
113 Stonewood Dr	0.02mi	2/3.0	1,545 (-2%)	5mo	$223,000	$144	90
1 Dogwood Place Pl	0.45mi	3/2.5 (+1)	1,538 (-3%)	1mo	$235,000	$153	66
3 Sentiment Way, Suite A Way	0.45mi	3/2.0 (+1)	1,554 (-2%)	2mo	$362,000	$233	65
5 Sentiment Way, C Way	0.46mi	3/2.0 (+1)	1,530 (-3%)	1mo	$366,000	$239	63
743 East Pea Ridge Rd	0.32mi	3/2.0 (+1)	1,640 (+4%)	8mo	$279,000	$170	63
4 Dogwood Pl	0.47mi	3/2.5 (+1)	1,659 (+5%)	7mo	$232,900	$140	57
12 Crestridge Dr	0.61mi	3/2.5 (+1)	1,612 (+2%)	9mo	$210,000	$130	54
8 Blakeney Rose Ln	0.41mi	3/2.0 (+1)	1,393 (-12%)	1mo	$202,000	$145	51
3 Dogwood Pl	0.47mi	3/2.5 (+1)	1,732 (+9%)	11mo	$234,900	$136	46
589 Fairwood Rd	0.60mi	3/2.0 (+1)	1,772 (+12%)	1mo	$237,000	$134	43
125 Jefferson Park Dr	0.52mi	3/1.5 (+1)	1,764 (+11%)	9mo	$170,000	$96	38

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-7,477
• Equity at exit: $19,383

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $10,882
• Equity at exit: $11,240

Cash invested: $36,400 (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: $1,291 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $214

Break-even live

Break-even rent $1,020

Max offer price $130,000

Occupancy floor 78%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-02
   status $130,000 Pending 6 DOM
2. 2026-06-01
   days on market $130,000 Active 6 DOM
3. 2026-05-31
   days on market $130,000 Active 5 DOM
4. 2026-05-30
   days on market $130,000 Active 4 DOM
5. 2026-05-26
   listed $130,000 Active

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $839 · $70/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,490
• − Mortgage interest: −$7,282
• − Property taxes: −$839
• − Insurance: −$650
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$3,782
• Taxable income: $459
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $2,457/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

• Census place: Pea Ridge, WV
• 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

• 2026-05-26 Listed $130,000 HBRMLS

Property tax history

+1.0%/yr

Latest (2025): $839 · +7.0% YoY. Source: county tax records.