351 Mobile City Rd · Lesage, WV 25702

$129,500

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 2 Days on market

Built 2006 2.50 ac lot

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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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly remodeled doublewide manufactured home that offers 3 bedrooms, 2 full bathrooms, a fireplace and a separate laundry room! This home has a split floor plan with an owner's en suite that has a large soaking tub and separate shower. There is also spacious living room, new appliances, fresh coat of paint and two decks outside. Located in a wooded country setting but still close to shopping and other amenities in Huntington/Barboursville!

Key facts

• Soaking tub
• Split floor plan
• Owner's en suite

Tags

• DOUBLEWIDE MANUFACTURED HOME
• FIREPLACE
• SEPARATE LAUNDRY ROOM
• SPLIT FLOOR PLAN
• OWNER'S EN SUITE
• SOAKING TUB

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home (residential)
• Construction: Vinyl siding
• Exterior features: Metal roof; 2.5-acre lot

Interior

• Bedrooms: 6 total rooms (includes bedrooms and other living spaces)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric air conditioning; Electric forced-air heating
• Interior features: Vinyl flooring; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/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 $123k (4.8% below list).
• Recommended offer: $123k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 2.5% in Lesage — 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 62/100 on livability (#184 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, 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.
• Zoned schools: Cox Landing Elementary School (math 27% / reading 32%, grade F, #225 of 377 statewide, top 68%, 225 students, 0% FRL); Barboursville Middle School (math 32% / reading 56%, grade D, #11 of 109 statewide, top 9%, 679 students, 0% FRL); Cabell Midland High School (math 25% / reading 56%, grade F, #19 of 110 statewide, top 17%, 1,757 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: 32 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 $895 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $130k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,317 (4.8% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.95% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-10,013
• Equity at exit: $19,309

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $5,300
• Equity at exit: $11,197

Cash invested: $36,260 (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 25702

• Home prices YoY: -11.1%
• Active inventory: 32
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $173

Break-even live

Break-even rent $1,014

Max offer price $129,500

Occupancy floor 81%

Sensitivity live

Price	-10% $246	-5% $210	+0% $173	+5% $136	+10% $100
Rent	-10% $75	-5% $124	+0% $173	+5% $222	+10% $270
Rate	-1.0pp $238	-0.5pp $206	base $173	+0.5pp $139	+1.0pp $105

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   remarks 443-char remark
2. 2026-06-21
   pricestatusdays on marketlisting id $129,500 Active 2 DOM
3. 2026-05-21
   status Pending 443-char remark

   Show marketing remark (443 chars)

   Newly remodeled doublewide manufactured home that offers 3 bedrooms, 2 full bathrooms, a fireplace and a separate laundry room! This home has a split floor plan with an owner's en suite that has a large soaking tub and separate shower. There is also spacious living room, new appliances, fresh coat of paint and two decks outside. Located in a wooded country setting but still close to shopping and other amenities in Huntington/Barboursville!

4. 2026-05-14
   price $134,500 443-char remark

   Show marketing remark (443 chars)

   Newly remodeled doublewide manufactured home that offers 3 bedrooms, 2 full bathrooms, a fireplace and a separate laundry room! This home has a split floor plan with an owner's en suite that has a large soaking tub and separate shower. There is also spacious living room, new appliances, fresh coat of paint and two decks outside. Located in a wooded country setting but still close to shopping and other amenities in Huntington/Barboursville!

5. 2026-05-14
   price $134,500

   Show marketing remark (443 chars)

   Newly remodeled doublewide manufactured home that offers 3 bedrooms, 2 full bathrooms, a fireplace and a separate laundry room! This home has a split floor plan with an owner's en suite that has a large soaking tub and separate shower. There is also spacious living room, new appliances, fresh coat of paint and two decks outside. Located in a wooded country setting but still close to shopping and other amenities in Huntington/Barboursville!

6. 2026-04-17
   price $138,500

   Show marketing remark (443 chars)

   Newly remodeled doublewide manufactured home that offers 3 bedrooms, 2 full bathrooms, a fireplace and a separate laundry room! This home has a split floor plan with an owner's en suite that has a large soaking tub and separate shower. There is also spacious living room, new appliances, fresh coat of paint and two decks outside. Located in a wooded country setting but still close to shopping and other amenities in Huntington/Barboursville!

7. 2026-04-17
   price $138,500 443-char remark

   Show marketing remark (443 chars)

   Newly remodeled doublewide manufactured home that offers 3 bedrooms, 2 full bathrooms, a fireplace and a separate laundry room! This home has a split floor plan with an owner's en suite that has a large soaking tub and separate shower. There is also spacious living room, new appliances, fresh coat of paint and two decks outside. Located in a wooded country setting but still close to shopping and other amenities in Huntington/Barboursville!

8. 2026-03-10
   listed $144,500 Active 443-char remark

   Show marketing remark (443 chars)

   Newly remodeled doublewide manufactured home that offers 3 bedrooms, 2 full bathrooms, a fireplace and a separate laundry room! This home has a split floor plan with an owner's en suite that has a large soaking tub and separate shower. There is also spacious living room, new appliances, fresh coat of paint and two decks outside. Located in a wooded country setting but still close to shopping and other amenities in Huntington/Barboursville!

9. 2026-03-10
   listed $144,500 Active

   Show marketing remark (443 chars)

   Newly remodeled doublewide manufactured home that offers 3 bedrooms, 2 full bathrooms, a fireplace and a separate laundry room! This home has a split floor plan with an owner's en suite that has a large soaking tub and separate shower. There is also spacious living room, new appliances, fresh coat of paint and two decks outside. Located in a wooded country setting but still close to shopping and other amenities in Huntington/Barboursville!

10. 2025-09-16
    soldstatus $43,996

ⓘ 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: $819 · $68/mo
• Projected year-2 tax: $819 · $68/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 5/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥102°F today · 16 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: $14,798
• − Mortgage interest: −$7,254
• − Property taxes: −$819
• − Insurance: −$648
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$3,767
• Taxable loss: −$58
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $2,088/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 — Lesage

• Score: 62/100
• State rank: #184
• US rank: #16949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,164

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Chinese 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: ▼ -21.03%
• Current HPI: 168.2172
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+205.7% since first listed

8 events — show timeline

• 2026-05-21 Pending — HBRMLS
• 2026-05-14 Price Changed $134,500 HBRMLS
• 2026-05-14 Price Changed $134,500 KVBOR
• 2026-04-17 Price Changed $138,500 KVBOR
• 2026-04-17 Price Changed $138,500 HBRMLS
• 2026-03-10 Listed $144,500 HBRMLS
• 2026-03-10 Listed $144,500 KVBOR
• 2025-09-16 Sold (Public Records) $43,996 Public Records

Property tax history

+52.3%/yr

Latest (2025): $819 · -15.7% YoY. Source: county tax records.