150 Cascade Dr · Pea Ridge, WV 25705

$115,500

2 bd · 1.5 ba · 960 sqft · Condo public records · 232 Days on market

Built 1980

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• 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 MLS

This 2 Bedroom, 1 and ½ Bath Townhome is situated on a wooded cul-de-sac with off-Street parking for 2 cars. The living, dining, and bed rooms have newer carpeting. In the kitchen you will find plenty of storage space and a tiled backsplash. Your main bedroom features a small private balcony. A floored attic offers additional storage space. Just minutes from the I-64 interchange on Rt. 60, you are only 16 minutes from downtown Huntington and a 10-minute drive to Barboursville Park.

Key facts

• Private balcony
• Minutes from i-64
• Floored attic

Tags

• WOODED CUL-DE-SAC
• PRIVATE BALCONY
• FLOORED ATTIC
• OFF-STREET PARKING
• MINUTES FROM I-64

Property features AI

Exterior

• Parking: Off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Condo/Townhouse; 2 stories; Frame construction
• Construction: Frame construction; Shingle roof
• Exterior features: Sloped lot

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Flooring: Tile; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air; Ceiling fans
• Interior features: Insulated windows; Balcony; Patio; Smoke detectors

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $116k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $102k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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; 1 comparable units currently listed for rent nearby; 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 $799 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $101,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.02%
• DSCR: 1.98
• GRM: 5.9

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: 14.7%
• Equity multiple: 1.59×
• Total profit: $19,039
• Equity at exit: $17,221

10-year hold

• IRR: 23.4%
• Equity multiple: 3.01×
• Total profit: $65,093
• Equity at exit: $9,986

Cash invested: $32,340 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,635 medium
• Mortgage (P&I): −$606
• Tax from tax record: −$44 /mo · $534/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $593

Break-even live

Break-even rent $884

Max offer price $115,500

Occupancy floor 59%

Sensitivity live

Price	-10% $659	-5% $626	+0% $593	+5% $561	+10% $528
Rent	-10% $464	-5% $529	+0% $593	+5% $658	+10% $723
Rate	-1.0pp $652	-0.5pp $623	base $593	+0.5pp $563	+1.0pp $533

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: $28,875
• Closing costs: $3,465
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6275 Country Club Dr Huntington, WV	1.0–2.0	1.0	817	$1,635	$2.00	44d	1	0.86mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-19
   days on market $115,500 Active 232 DOM
2. 2026-06-18
   days on market $115,500 Active 231 DOM
3. 2026-06-17
   days on market $115,500 Active 230 DOM
4. 2026-06-16
   days on market $115,500 Active 229 DOM
5. 2026-06-15
   days on market $115,500 Active 228 DOM
6. 2026-06-14
   days on market $115,500 Active 226 DOM
7. 2026-06-12
   days on market $115,500 Active 225 DOM
8. 2026-06-09
   days on market $115,500 Active 222 DOM
9. 2026-06-08
   days on market $115,500 Active 221 DOM
10. 2026-06-07
    pricestatusdays on market $115,500 Active 220 DOM
11. 2026-05-11
    status Pending
12. 2026-02-04
    status Active
13. 2025-11-15
    historical
14. 2025-08-11
    price $119,975
15. 2025-07-16
    listed $124,975 Active
16. 2023-09-05
    soldstatus $90,000 493-char remark

    Show marketing remark (493 chars)

    This 2 Bedroom, 1 and ½ Bath Townhome is situated on a wooded cul-de-sac with off-Street parking for 2 cars. The living, dining, and bed rooms have newer carpeting. In the kitchen you will find plenty of storage space and a tiled backsplash. Your main bedroom features a small private balcony. A floored attic offers additional storage space. Just minutes from the I-64 interchange on Rt. 60, you are only 16 minutes from downtown Huntington and a 10-minute drive to Barboursville Park.

17. 2023-03-20
    listed $97,500 493-char remark

    Show marketing remark (493 chars)

    This 2 Bedroom, 1 and ½ Bath Townhome is situated on a wooded cul-de-sac with off-Street parking for 2 cars. The living, dining, and bed rooms have newer carpeting. In the kitchen you will find plenty of storage space and a tiled backsplash. Your main bedroom features a small private balcony. A floored attic offers additional storage space. Just minutes from the I-64 interchange on Rt. 60, you are only 16 minutes from downtown Huntington and a 10-minute drive to Barboursville Park.

18. 2022-11-17
    soldstatus $120,000

ⓘ 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: $534 · $44/mo
• Projected year-2 tax: $681 · $57/mo
• Expected delta: +$148/yr (+$12/mo · 27.7%)

ⓘ 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 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: $19,620
• − Mortgage interest: −$6,470
• − Property taxes: −$534
• − Insurance: −$578
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$3,360
• Taxable income: $5,540
• Est. tax owed @ 24.0%: −$1,330
• After-tax cash flow: $5,791/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

• 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

-0.0% since first listed

8 events — show timeline

• 2026-05-11 Pending — HBRMLS
• 2026-02-04 Relisted — HBRMLS
• 2025-11-15 Delisted — HBRMLS
• 2025-08-11 Price Changed $119,975 HBRMLS
• 2025-07-16 Listed $124,975 HBRMLS
• 2023-09-05 Sold (MLS) $90,000 HBRMLS
• 2023-03-20 Listed $97,500 HBRMLS
• 2022-11-17 Sold (Public Records) $120,000 Public Records

Property tax history

-5.0%/yr

Latest (2025): $534 · -49.1% YoY. Source: county tax records.