2815 County Road 115 · Huntington, WV 45619

$140,200

3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 108 Days on market

Built 2023 Good condition $88/sqft · 36% below area Est $220k · 36% under

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Why this score? — see what drove the B 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a 3 bedroom 2 bath manufactured home by clayton norris (double wide 64x32 ft) It is the freedom soho (custom extension on the master bedroom side by 4 feet). Large spacious design. Land will not be included and it must be moved. If anyone is interested please shoot me a DM for any details. Just over 1600 sq feet. Priced at $152,050. Located in Chesapeake, Ohio. (2 bedrooms not pictured each with closets) Recessed lighting throughout Custom extended length bathroom his and her walk in closets Laminent flooring throughout. Carpet in all bedrooms White countertops with hints of gold. White (very deep) cabinets. Farmhouse style deep sink. Rustic wooden beam dividing the kitchen from the living room. All electric name brand appliances of dishwasher and fridge and microwave and hot water heater. (washer and dryer not included). Soaker tub Dark Tile shower Custom extended length master bedroom Alot of kitchen cabinet space Touch style range hood Floating shelfs Mud room/laundry space with farmhouse style coat rack and chalk board. Ecosmart energy saving home with touch screen thermostat (very cost saving on bills) Farmhouse style accents throughout Link to original design and 3D tour: https://www. claytonhomes.com/homes/27FRE28603AH/

Key facts

• Recessed lighting
• Rustic wooden beam
• Laminant flooring

Tags

• RECESSED LIGHTING
• HIS AND HER WALK IN CLOSETS
• LAMINANT FLOORING
• FARMHOUSE STYLE DEEP SINK
• RUSTIC WOODEN BEAM
• ALL ELECTRIC APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $128k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 6.4% in Huntington — 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 79/100 on livability (#16 in WV, #2,045 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-, crime F, employment F.
• Chesapeake Union Exempted Village (suburban): math 40% / reading 57% proficiency, ranked #461 of 656 in OH (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $969 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lawrence County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $127,582 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.63%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $220,128
• List price: $140,200
• Delta: -36.31%
• Verdict: UNDERPRICED
• Comps: 18 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,660
• Equity at exit: $20,904

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $23,697
• Equity at exit: $12,122

Cash invested: $39,256 (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 45619

• Home prices YoY: -10.6%
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,708 medium
• Mortgage (P&I): −$735
• Tax est. 1.5%: −$175 /mo · $2,103/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $314

Break-even live

Break-even rent $1,311

Max offer price $140,200

Occupancy floor 77%

Sensitivity live

Price	-10% $411	-5% $362	+0% $314	+5% $265	+10% $217
Rent	-10% $179	-5% $246	+0% $314	+5% $381	+10% $449
Rate	-1.0pp $384	-0.5pp $350	base $314	+0.5pp $278	+1.0pp $241

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: $35,050
• Closing costs: $4,206
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $140,200 Active 108 DOM
2. 2026-06-19
   days on market $140,200 Active 106 DOM
3. 2026-06-18
   days on market $140,200 Active 105 DOM
4. 2026-06-17
   days on market $140,200 Active 104 DOM
5. 2026-06-16
   days on market $140,200 Active 103 DOM
6. 2026-06-15
   days on market $140,200 Active 102 DOM
7. 2026-06-14
   days on market $140,200 Active 100 DOM
8. 2026-06-12
   days on market $140,200 Active 99 DOM
9. 2026-06-09
   days on market $140,200 Active 96 DOM
10. 2026-06-08
    days on market $140,200 Active 95 DOM
11. 2026-06-07
    days on market $140,200 Active 94 DOM
12. 2026-06-05
    pricedays on market $140,200 Active 91 DOM
13. 2026-06-02
    days on market $152,090 Active 89 DOM
14. 2026-06-01
    days on market $152,090 Active 88 DOM
15. 2026-05-31
    days on market $152,090 Active 87 DOM
16. 2026-05-30
    days on market $152,090 Active 86 DOM
17. 2026-03-05
    listed $152,090 Active 1255-char remark

    Show marketing remark (1255 chars)

    This is a 3 bedroom 2 bath manufactured home by clayton norris (double wide 64x32 ft) It is the freedom soho (custom extension on the master bedroom side by 4 feet). Large spacious design. Land will not be included and it must be moved. If anyone is interested please shoot me a DM for any details. Just over 1600 sq feet. Priced at $152,050. Located in Chesapeake, Ohio. (2 bedrooms not pictured each with closets) Recessed lighting throughout Custom extended length bathroom his and her walk in closets Laminent flooring throughout. Carpet in all bedrooms White countertops with hints of gold. White (very deep) cabinets. Farmhouse style deep sink. Rustic wooden beam dividing the kitchen from the living room. All electric name brand appliances of dishwasher and fridge and microwave and hot water heater. (washer and dryer not included). Soaker tub Dark Tile shower Custom extended length master bedroom Alot of kitchen cabinet space Touch style range hood Floating shelfs Mud room/laundry space with farmhouse style coat rack and chalk board. Ecosmart energy saving home with touch screen thermostat (very cost saving on bills) Farmhouse style accents throughout Link to original design and 3D tour: https://www. claytonhomes.com/homes/27FRE28603AH/

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 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: $20,495
• − Mortgage interest: −$7,853
• − Property taxes: −$2,103
• − Insurance: −$1,498
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − Depreciation: −$4,079
• Taxable income: $1,682
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $3,363/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with cosmetic updates needed. It offers a spacious and well-maintained living environment.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve curb appeal and interior aesthetics
• Both Replace light fixtures — Modern light fixtures can enhance the home's appeal
• Both Install smart home devices — Smart home devices can increase convenience and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both Replace light fixtures — Modern light fixtures can enhance the home's appeal ↑
• Both Install smart home devices — Smart home devices can increase convenience and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Chesapeake Union Exempted Village
• NCES district ID: 3904529
• Math proficiency: 40% ▼ -22.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $46,731
• Composite: 41.16/100
• National rank: #3553
• State rank: #461 of 656 in OH

Livability — Huntington

• Score: 79/100
• State rank: #16
• US rank: #2045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lawrence
• City population: 25,795
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 7,273
• Household income: $57,525
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 17.4

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 57,915 people
• By 2030: 55,650 · -3.9%
• By 2040: 50,523 · -12.8%
• By 2050: 45,103 · -22.1%
• By 2075: 32,441 · -44.0%
• By 2100: 21,754 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -35.2pp toward R · 2008: -15.3pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.6 2016: R+43.9 2012: R+15.5 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.15%
• Current HPI: 170.5086
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-03-05 Listed $152,090 ForSaleByOwner.com