5247 Silverado Ln · Cross Lanes, WV 25313

$65,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 129 Days on market

Built 1988 7,841 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS 2BR 1 BA HOME IS CONVENIENTLY LOCATED IN THE HEART OF CROSS LANES; GREAT INVESTMENT FOR THE MONEY; UPDATED KITCHEN WITH STAINLESS APPLIANCES; GAS STOVE; CERAMIC TILE AND NEW LAMINATE; NEW HVAC; A MUST SEE

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Built 1988

Property features AI

Exterior

• Parking: 2-car garage; Basement access to parking
• Utilities: Public water; Public sewer
• Home design: Residential single-family home
• Construction: Vinyl siding; Composition/shingle roof; Partial basement
• Exterior features: Front porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 4 total rooms (includes bedrooms and living spaces); Basement level present (partial basement)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air (electric); Forced air heating
• Interior features: Eat-in kitchen; Insulated windows

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 4.8% in Cross Lanes — 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 67/100 on livability (#90 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D+, amenities F, commute F.
• Kanawha County Schools (suburban): math 29% / reading 40% proficiency, ranked #17 of 55 in WV (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Point Harmony Elementary School (math 42% / reading 32%, grade F, #130 of 377 statewide, top 39%, 487 students, 0% FRL); Andrew Jackson Middle School (math 23% / reading 41%, grade F, #46 of 109 statewide, top 46%, 512 students, 0% FRL); Nitro High School (math 22% / reading 57%, grade F, #21 of 110 statewide, top 26%, 827 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 56 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.73% ✓
• Cap rate: 14.59%
• Cash-on-cash: 29.62%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $143,040
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5219 Monta Vista Dr	0.30mi	3/1.5 (+1)	968 (+1%)	8mo	$229,000	$237	71
5106 Dublin Dr	0.45mi	2/1.0	1,000 (+4%)	6mo	$50,000	$50	67
5411 Kendall Dr	0.28mi	3/1.0 (+1)	1,000 (+4%)	14mo	$120,000	$120	63
5311 Katie Ln	0.31mi	3/1.0 (+1)	1,040 (+8%)	11mo	$155,000	$149	58
5105 Greg Tan Ln	0.69mi	3/1.0 (+1)	1,000 (+4%)	11mo	$170,000	$170	47
5137 Waycross Dr	0.61mi	3/1.0 (+1)	1,044 (+9%)	22mo	$150,000	$144	34

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: 24.1%
• Equity multiple: 1.99×
• Total profit: $18,093
• Equity at exit: $9,692

10-year hold

• IRR: 32.0%
• Equity multiple: 3.89×
• Total profit: $52,642
• Equity at exit: $5,620

Cash invested: $18,200 (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 25313

• Home prices YoY: -12.4%
• Active inventory: 56
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$70 /mo · $835/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $449

Break-even live

Break-even rent $554

Max offer price $65,000

Occupancy floor 55%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $65,000 Active 129 DOM
2. 2026-06-18
   days on market $65,000 Active 128 DOM
3. 2026-06-17
   days on market $65,000 Active 127 DOM
4. 2026-06-16
   days on market $65,000 Active 126 DOM
5. 2026-06-15
   days on market $65,000 Active 125 DOM
6. 2026-06-14
   days on market $65,000 Active 123 DOM
7. 2026-06-12
   days on market $65,000 Active 122 DOM
8. 2026-06-09
   days on market $65,000 Active 119 DOM
9. 2026-06-08
   days on market $65,000 Active 118 DOM
10. 2026-06-07
    days on market $65,000 Active 117 DOM
11. 2026-06-05
    days on market $65,000 Active 114 DOM
12. 2026-06-03
    days on market $65,000 Active 113 DOM
13. 2026-06-02
    days on market $65,000 Active 112 DOM
14. 2026-06-01
    days on market $65,000 Active 111 DOM
15. 2026-05-31
    days on market $65,000 Active 110 DOM
16. 2026-05-30
    days on market $65,000 Active 109 DOM
17. 2026-02-10
    listed $65,000 Active
18. 2017-05-10
    soldstatus $65,000
19. 2017-05-09
    soldstatus $65,000 209-char remark

    Show marketing remark (209 chars)

    THIS 2BR 1 BA HOME IS CONVENIENTLY LOCATED IN THE HEART OF CROSS LANES; GREAT INVESTMENT FOR THE MONEY; UPDATED KITCHEN WITH STAINLESS APPLIANCES; GAS STOVE; CERAMIC TILE AND NEW LAMINATE; NEW HVAC; A MUST SEE

20. 2016-10-09
    listed $69,900 209-char remark

    Show marketing remark (209 chars)

    THIS 2BR 1 BA HOME IS CONVENIENTLY LOCATED IN THE HEART OF CROSS LANES; GREAT INVESTMENT FOR THE MONEY; UPDATED KITCHEN WITH STAINLESS APPLIANCES; GAS STOVE; CERAMIC TILE AND NEW LAMINATE; NEW HVAC; A MUST SEE

21. 2014-07-15
    listed $106,900
22. 2006-09-27
    soldstatus $50,000

ⓘ 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: $835 · $70/mo
• Projected year-2 tax: $835 · $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 5/10 Major 7 d/yr ≥100°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: $13,471
• − Mortgage interest: −$3,641
• − Property taxes: −$835
• − Insurance: −$325
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$1,891
• Taxable income: $4,624
• Est. tax owed @ 24.0%: −$1,110
• After-tax cash flow: $4,282/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: Kanawha County Schools
• NCES district ID: 5400600
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $44,329
• Composite: 29.35/100
• National rank: #6540
• State rank: #17 of 55 in WV

Livability — Cross Lanes

• Score: 67/100
• State rank: #90
• US rank: #10503

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cross Lanes, WV
• County: Kanawha County · 33,502 people
• Metro: Charleston, WV
• Population (ZIP): 11,760
• Household income: $64,385
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 324.0

Population outlook (Kanawha County) Hauer SSP2

• Today (2025): 178,946 people
• By 2030: 172,906 · -3.4%
• By 2040: 159,874 · -10.7%
• By 2050: 148,148 · -17.2%
• By 2075: 123,257 · -31.1%
• By 2100: 96,454 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 4% Two or more races 3% Hispanic / Latino 3% Asian 1%
• Common ancestry: Italian 3% Serbian 2% Romanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Kanawha

• 2024 margin: R (+17.4) · D 40.2% · R 57.6% · Other 2.2%
• 2008→2024 swing: -17.0pp toward R · 2008: -0.4pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.7 2016: R+20.6 2012: R+11.9 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.10%
• Current HPI: 199.1903
• Rent YoY: —
• Metro: Charleston, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+30.0% since first listed

6 events — show timeline

• 2026-02-10 Listed $65,000 KVBOR
• 2017-05-10 Sold (Public Records) $65,000 Public Records
• 2017-05-09 Sold (MLS) $65,000 KVBOR
• 2016-10-09 Listed $69,900 KVBOR
• 2014-07-15 Listed $106,900 KVBOR
• 2006-09-27 Sold (Public Records) $50,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $835 · -0.9% YoY. Source: county tax records.