5201 Hammons Dr · Cross Lanes, WV 25313

$2,400

4 bd · 2.5 ba · 2,064 sqft · SingleFamily public records · 61 Days on market

Built 1966

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 modern updated home features a covered front porch, and back patio. Inside you'll find an open-concept layout including a huge living area that includes tall ceilings, a brick fireplace, the area is nice, bright and wide open to the kitchen! The kitchen offers stainless steel appliances, granite countertops, and tile backsplash! A stacked washer, and dryer, brand new HVAC system for a peace of mind, along with a spacious workshop with concrete flooring provides extra room for an at home office, projects, or storage.

Key facts

• Covered front porch
• Brick fireplace
• Granite countertops

Tags

• COVERED FRONT PORCH
• BACK PATIO
• OPEN-CONCEPT LAYOUT
• BRICK FIREPLACE
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS

Property features AI

Exterior

• Parking: 2-car garage; Parking pad
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Brick construction; Composition shingle roof
• Exterior features: Patio; Porch; Lot dimensions approximately 85 x 85 x 145 x 155

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 7 total rooms (bedroom count not specified)
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Electric heating; Fireplace insert heating; Central air conditioning (electric)
• Interior features: Eat-in kitchen; Insulated windows; Fireplace with insert; Full basement

🏷️ Possibly a rental listed for sale. The $2,400 price doesn't fit this home's estimated sale value (~$235,296) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $2k).
• Recommended offer: $2k (6.0% below list) — sets the bar for market timing.
• Cap rate 555.6% 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: Cross Lanes Elementary School (math 42% / reading 42%, grade F, #87 of 377 statewide, top 28%, 309 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 $17 of loan paydown is wiped out by about $72 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 $672 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($2k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,256 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 58.82% ✓
• Cap rate: 555.63%
• Cash-on-cash: 1961.93%
• DSCR: 88.29
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $235,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5206 Hammons Dr	0.03mi	3/2.5 (-1)	2,359 (+14%)	2mo	$259,000	$110	68
5456 Sandhurst Dr	0.34mi	4/2.5	2,010 (-3%)	23mo	$210,000	$104	61
5321 Bentbrook Rd	0.56mi	3/2.5 (-1)	2,143 (+4%)	6mo	$225,000	$105	58
5318 Stephen Way	0.36mi	4/2.5	2,228 (+8%)	19mo	$269,000	$121	54
5242 Sun Valley Dr	0.46mi	3/2.5 (-1)	2,096 (+2%)	22mo	$233,000	$111	53
5302 Linda Vista Rd	0.70mi	3/3.0 (-1)	2,146 (+4%)	1mo	$288,000	$134	53
5450 Deerfield Ln	0.43mi	3/2.0 (-1)	1,958 (-5%)	16mo	$205,000	$105	51
5301 Balsam Cir	0.64mi	3/2.5 (-1)	1,960 (-5%)	10mo	$261,000	$133	48
5308 Westbrook Dr	0.52mi	3/3.0 (-1)	2,188 (+6%)	21mo	$241,000	$110	41
5304 Linda Vista Dr	0.71mi	3/2.0 (-1)	1,843 (-11%)	6mo	$210,000	$114	37
5217 Linda Vista Dr	0.55mi	4/2.0	1,860 (-10%)	23mo	$217,500	$117	37
7 Monterey Ln	0.64mi	3/2.5 (-1)	2,368 (+15%)	8mo	$289,900	$122	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: —
• Equity multiple: 104.58×
• Total profit: $69,608
• Equity at exit: $358

10-year hold

• IRR: —
• Equity multiple: 225.41×
• Total profit: $150,805
• Equity at exit: $208

Cash invested: $672 (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: 0.1×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$13
• Tax est. 1.5%: −$3 /mo · $36/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $1,099

Break-even live

Break-even rent $21

Max offer price $2,400

Occupancy floor 17%

Sensitivity live

Price	-10% $1,100	-5% $1,100	+0% $1,099	+5% $1,098	+10% $1,097
Rent	-10% $987	-5% $1,043	+0% $1,099	+5% $1,154	+10% $1,210
Rate	-1.0pp $1,100	-0.5pp $1,099	base $1,099	+0.5pp $1,098	+1.0pp $1,097

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: $600
• Closing costs: $72
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $2,400 Active 61 DOM
2. 2026-06-19
   days on market $2,400 Active 59 DOM
3. 2026-06-18
   days on market $2,400 Active 58 DOM
4. 2026-06-17
   days on market $2,400 Active 57 DOM
5. 2026-06-16
   days on market $2,400 Active 56 DOM
6. 2026-06-15
   days on market $2,400 Active 55 DOM
7. 2026-06-14
   days on market $2,400 Active 53 DOM
8. 2026-06-12
   days on market $2,400 Active 52 DOM
9. 2026-06-09
   days on market $2,400 Active 49 DOM
10. 2026-06-08
    days on market $2,400 Active 48 DOM
11. 2026-06-07
    days on market $2,400 Active 47 DOM
12. 2026-06-05
    days on market $2,400 Active 44 DOM
13. 2026-06-03
    days on market $2,400 Active 43 DOM
14. 2026-06-02
    days on market $2,400 Active 42 DOM
15. 2026-06-01
    days on market $2,400 Active 41 DOM
16. 2026-05-31
    days on market $2,400 Active 40 DOM
17. 2026-05-30
    days on market $2,400 Active 39 DOM
18. 2026-04-21
    price $236,900 526-char remark

    Show marketing remark (526 chars)

    This modern updated home features a covered front porch, and back patio. Inside you'll find an open-concept layout including a huge living area that includes tall ceilings, a brick fireplace, the area is nice, bright and wide open to the kitchen! The kitchen offers stainless steel appliances, granite countertops, and tile backsplash! A stacked washer, and dryer, brand new HVAC system for a peace of mind, along with a spacious workshop with concrete flooring provides extra room for an at home office, projects, or storage.

19. 2026-04-20
    listed $2,400 Active
20. 2026-03-09
    status Active 526-char remark

    Show marketing remark (526 chars)

    This modern updated home features a covered front porch, and back patio. Inside you'll find an open-concept layout including a huge living area that includes tall ceilings, a brick fireplace, the area is nice, bright and wide open to the kitchen! The kitchen offers stainless steel appliances, granite countertops, and tile backsplash! A stacked washer, and dryer, brand new HVAC system for a peace of mind, along with a spacious workshop with concrete flooring provides extra room for an at home office, projects, or storage.

21. 2026-02-17
    status Pending 526-char remark

    Show marketing remark (526 chars)

    This modern updated home features a covered front porch, and back patio. Inside you'll find an open-concept layout including a huge living area that includes tall ceilings, a brick fireplace, the area is nice, bright and wide open to the kitchen! The kitchen offers stainless steel appliances, granite countertops, and tile backsplash! A stacked washer, and dryer, brand new HVAC system for a peace of mind, along with a spacious workshop with concrete flooring provides extra room for an at home office, projects, or storage.

22. 2026-02-17
    price $239,900 526-char remark

    Show marketing remark (526 chars)

    This modern updated home features a covered front porch, and back patio. Inside you'll find an open-concept layout including a huge living area that includes tall ceilings, a brick fireplace, the area is nice, bright and wide open to the kitchen! The kitchen offers stainless steel appliances, granite countertops, and tile backsplash! A stacked washer, and dryer, brand new HVAC system for a peace of mind, along with a spacious workshop with concrete flooring provides extra room for an at home office, projects, or storage.

23. 2026-01-14
    listed $244,900 Active 526-char remark

    Show marketing remark (526 chars)

    This modern updated home features a covered front porch, and back patio. Inside you'll find an open-concept layout including a huge living area that includes tall ceilings, a brick fireplace, the area is nice, bright and wide open to the kitchen! The kitchen offers stainless steel appliances, granite countertops, and tile backsplash! A stacked washer, and dryer, brand new HVAC system for a peace of mind, along with a spacious workshop with concrete flooring provides extra room for an at home office, projects, or storage.

24. 2025-09-12
    status Active
25. 2025-07-14
    status Pending
26. 2025-05-29
    listed $250,000 Active
27. 2024-05-31
    soldstatus $233,250
28. 2024-05-30
    soldstatus $233,250
29. 2024-04-02
    listed $240,000
30. 2024-02-07
    listed $245,000
31. 2023-08-30
    soldstatus $95,000
32. 2023-05-02
    listed $139,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 21 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: $16,941
• − Mortgage interest: −$134
• − Property taxes: −$36
• − Insurance: −$12
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$70
• Taxable income: $13,978
• Est. tax owed @ 24.0%: −$3,355
• After-tax cash flow: $9,829/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

+70.4% since first listed

15 events — show timeline

• 2026-04-21 Price Changed $236,900 KVBOR
• 2026-04-20 Listed $2,400 KVBOR
• 2026-03-09 Relisted — KVBOR
• 2026-02-17 Pending — KVBOR
• 2026-02-17 Price Changed $239,900 KVBOR
• 2026-01-14 Listed $244,900 KVBOR
• 2025-09-12 Relisted — KVBOR
• 2025-07-14 Pending — KVBOR
• 2025-05-29 Listed $250,000 KVBOR
• 2024-05-31 Sold (Public Records) $233,250 Public Records
• 2024-05-30 Sold (MLS) $233,250 KVBOR
• 2024-04-02 Listed $240,000 KVBOR
• 2024-02-07 Listed $245,000 KVBOR
• 2023-08-30 Sold (MLS) $95,000 KVBOR
• 2023-05-02 Listed $139,000 KVBOR