5433 West Pea Ridge Rd · Pea Ridge, WV 25705

$150,000

3 bd · 2.0 ba · 1,576 sqft · SingleFamily public records · 39 Days on market

Built 1939 0.43 ac lot Est $216k · 31% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Livability +4.1/5.0
• 1% rule +4.0/10.0
• 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

Unlock incredible income potential with this unique portfolio package! Featuring 14 properties with a combined 20 rental units plus 1 vacant lot, this investment offers strong cash flow today with room for future development. Properties are located in desirable areas including near Marshall University, East Pea Ridge, and West Pea Ridge — all known for consistent rental demand. 6283 Beech Dr 6283 -A Beech dr 6281 Beech dr 5433 West Pea Ridge 1850 7th ave 1850 ½ 7th ave 1802 7th ave 1744 7th ave 1525 7th ave 1527 7th ave 1809 Buffington ave 1809 ½ Buffington ave 1809 Rear Buffington ave 1751 Buffington ave 1505 7th ave 1505 ½ 7th ave 1507 7th ave 527 Hal Greer Blvd 527 ½ Hal Greer 528 Hal Greer Blvd 169 2nd st

Key facts

• Strong rental demand
• Convenient access
• 0.43 acre lot

Tags

• INVESTMENT OPPORTUNITY
• INCOME PRODUCING PROPERTIES
• STRONG RENTAL DEMAND
• CONVENIENT ACCESS
• EASY ACCESS TO TOWN AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $24 ($285/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 $135k (9.9% below list).
• Recommended offer: $135k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $100k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,216 (9.9% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.90% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $215,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5477 Shawnee Cir	0.08mi	3/2.0	1,696 (+8%)	1mo	$111,000	$65	83
49 Forest Hts	0.22mi	3/2.0	1,551 (-2%)	20mo	$190,000	$123	71
1 Dogwood Place Pl	0.58mi	3/2.5	1,538 (-2%)	1mo	$235,000	$153	66
4 Dogwood Pl	0.59mi	3/2.5	1,659 (+5%)	7mo	$232,900	$140	56
7 West Pointe Dr	0.33mi	3/2.0	1,376 (-13%)	11mo	$265,000	$193	54
4 Birch Dr	0.35mi	3/2.5	1,471 (-7%)	22mo	$224,900	$153	52
4 W Pointe Dr	0.33mi	3/2.0	1,344 (-15%)	12mo	$290,000	$216	51
3 Dogwood Pl	0.59mi	3/2.5	1,732 (+10%)	11mo	$234,900	$136	45
2 Dogwood Pl	0.58mi	3/2.5	1,700 (+8%)	17mo	$233,500	$137	44
70 Pinecrest Dr	0.51mi	3/1.5	1,392 (-12%)	14mo	$170,000	$122	43
761 Shawnee Dr	0.64mi	3/2.0	1,740 (+10%)	12mo	$210,000	$121	42
56 Audra Ln	0.74mi	3/2.0	1,432 (-9%)	14mo	$143,900	$100	39

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-22,769
• Equity at exit: $22,365

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-17,778
• Equity at exit: $12,969

Cash invested: $42,000 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,352 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$195 /mo · $2,344/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $24

Break-even live

Break-even rent $1,322

Max offer price $150,000

Occupancy floor 93%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $150,000 Active 39 DOM
2. 2026-06-18
   days on market $150,000 Active 38 DOM
3. 2026-06-17
   days on market $150,000 Active 37 DOM
4. 2026-06-16
   days on market $150,000 Active 36 DOM
5. 2026-06-15
   days on market $150,000 Active 35 DOM
6. 2026-06-14
   days on market $150,000 Active 33 DOM
7. 2026-06-12
   pricestatusdays on market $150,000 Active 32 DOM
8. 2025-12-03
   status Pending 755-char remark

   Show marketing remark (755 chars)

   Unlock incredible income potential with this unique portfolio package! Featuring 14 properties with a combined 20 rental units plus 1 vacant lot, this investment offers strong cash flow today with room for future development. Properties are located in desirable areas including near Marshall University, East Pea Ridge, and West Pea Ridge — all known for consistent rental demand. 6283 Beech Dr 6283 -A Beech dr 6281 Beech dr 5433 West Pea Ridge 1850 7th ave 1850 ½ 7th ave 1802 7th ave 1744 7th ave 1525 7th ave 1527 7th ave 1809 Buffington ave 1809 ½ Buffington ave 1809 Rear Buffington ave 1751 Buffington ave 1505 7th ave 1505 ½ 7th ave 1507 7th ave 527 Hal Greer Blvd 527 ½ Hal Greer 528 Hal Greer Blvd 169 2nd st

9. 2025-12-03
   status Pending

   Show marketing remark (755 chars)

   Unlock incredible income potential with this unique portfolio package! Featuring 14 properties with a combined 20 rental units plus 1 vacant lot, this investment offers strong cash flow today with room for future development. Properties are located in desirable areas including near Marshall University, East Pea Ridge, and West Pea Ridge — all known for consistent rental demand. 6283 Beech Dr 6283 -A Beech dr 6281 Beech dr 5433 West Pea Ridge 1850 7th ave 1850 ½ 7th ave 1802 7th ave 1744 7th ave 1525 7th ave 1527 7th ave 1809 Buffington ave 1809 ½ Buffington ave 1809 Rear Buffington ave 1751 Buffington ave 1505 7th ave 1505 ½ 7th ave 1507 7th ave 527 Hal Greer Blvd 527 ½ Hal Greer 528 Hal Greer Blvd 169 2nd st

10. 2025-11-22
    status Active 755-char remark

    Show marketing remark (755 chars)

    Unlock incredible income potential with this unique portfolio package! Featuring 14 properties with a combined 20 rental units plus 1 vacant lot, this investment offers strong cash flow today with room for future development. Properties are located in desirable areas including near Marshall University, East Pea Ridge, and West Pea Ridge — all known for consistent rental demand. 6283 Beech Dr 6283 -A Beech dr 6281 Beech dr 5433 West Pea Ridge 1850 7th ave 1850 ½ 7th ave 1802 7th ave 1744 7th ave 1525 7th ave 1527 7th ave 1809 Buffington ave 1809 ½ Buffington ave 1809 Rear Buffington ave 1751 Buffington ave 1505 7th ave 1505 ½ 7th ave 1507 7th ave 527 Hal Greer Blvd 527 ½ Hal Greer 528 Hal Greer Blvd 169 2nd st

11. 2025-11-22
    status Active

    Show marketing remark (755 chars)

    Unlock incredible income potential with this unique portfolio package! Featuring 14 properties with a combined 20 rental units plus 1 vacant lot, this investment offers strong cash flow today with room for future development. Properties are located in desirable areas including near Marshall University, East Pea Ridge, and West Pea Ridge — all known for consistent rental demand. 6283 Beech Dr 6283 -A Beech dr 6281 Beech dr 5433 West Pea Ridge 1850 7th ave 1850 ½ 7th ave 1802 7th ave 1744 7th ave 1525 7th ave 1527 7th ave 1809 Buffington ave 1809 ½ Buffington ave 1809 Rear Buffington ave 1751 Buffington ave 1505 7th ave 1505 ½ 7th ave 1507 7th ave 527 Hal Greer Blvd 527 ½ Hal Greer 528 Hal Greer Blvd 169 2nd st

12. 2025-11-21
    status Pending 755-char remark

    Show marketing remark (755 chars)

    Unlock incredible income potential with this unique portfolio package! Featuring 14 properties with a combined 20 rental units plus 1 vacant lot, this investment offers strong cash flow today with room for future development. Properties are located in desirable areas including near Marshall University, East Pea Ridge, and West Pea Ridge — all known for consistent rental demand. 6283 Beech Dr 6283 -A Beech dr 6281 Beech dr 5433 West Pea Ridge 1850 7th ave 1850 ½ 7th ave 1802 7th ave 1744 7th ave 1525 7th ave 1527 7th ave 1809 Buffington ave 1809 ½ Buffington ave 1809 Rear Buffington ave 1751 Buffington ave 1505 7th ave 1505 ½ 7th ave 1507 7th ave 527 Hal Greer Blvd 527 ½ Hal Greer 528 Hal Greer Blvd 169 2nd st

13. 2025-11-21
    status Pending

    Show marketing remark (755 chars)

    Unlock incredible income potential with this unique portfolio package! Featuring 14 properties with a combined 20 rental units plus 1 vacant lot, this investment offers strong cash flow today with room for future development. Properties are located in desirable areas including near Marshall University, East Pea Ridge, and West Pea Ridge — all known for consistent rental demand. 6283 Beech Dr 6283 -A Beech dr 6281 Beech dr 5433 West Pea Ridge 1850 7th ave 1850 ½ 7th ave 1802 7th ave 1744 7th ave 1525 7th ave 1527 7th ave 1809 Buffington ave 1809 ½ Buffington ave 1809 Rear Buffington ave 1751 Buffington ave 1505 7th ave 1505 ½ 7th ave 1507 7th ave 527 Hal Greer Blvd 527 ½ Hal Greer 528 Hal Greer Blvd 169 2nd st

14. 2025-11-01
    listed $250,000 Active
15. 2025-10-12
    price $1,150,000 755-char remark

    Show marketing remark (755 chars)

    Unlock incredible income potential with this unique portfolio package! Featuring 14 properties with a combined 20 rental units plus 1 vacant lot, this investment offers strong cash flow today with room for future development. Properties are located in desirable areas including near Marshall University, East Pea Ridge, and West Pea Ridge — all known for consistent rental demand. 6283 Beech Dr 6283 -A Beech dr 6281 Beech dr 5433 West Pea Ridge 1850 7th ave 1850 ½ 7th ave 1802 7th ave 1744 7th ave 1525 7th ave 1527 7th ave 1809 Buffington ave 1809 ½ Buffington ave 1809 Rear Buffington ave 1751 Buffington ave 1505 7th ave 1505 ½ 7th ave 1507 7th ave 527 Hal Greer Blvd 527 ½ Hal Greer 528 Hal Greer Blvd 169 2nd st

16. 2025-09-12
    listed $1,250,000 Active 755-char remark

    Show marketing remark (755 chars)

    Unlock incredible income potential with this unique portfolio package! Featuring 14 properties with a combined 20 rental units plus 1 vacant lot, this investment offers strong cash flow today with room for future development. Properties are located in desirable areas including near Marshall University, East Pea Ridge, and West Pea Ridge — all known for consistent rental demand. 6283 Beech Dr 6283 -A Beech dr 6281 Beech dr 5433 West Pea Ridge 1850 7th ave 1850 ½ 7th ave 1802 7th ave 1744 7th ave 1525 7th ave 1527 7th ave 1809 Buffington ave 1809 ½ Buffington ave 1809 Rear Buffington ave 1751 Buffington ave 1505 7th ave 1505 ½ 7th ave 1507 7th ave 527 Hal Greer Blvd 527 ½ Hal Greer 528 Hal Greer Blvd 169 2nd st

17. 2025-07-15
    soldstatus $659,000

ⓘ 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: $2,344 · $195/mo
• Projected year-2 tax: $2,344 · $195/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 ≥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: $16,226
• − Mortgage interest: −$8,402
• − Property taxes: −$2,344
• − Insurance: −$750
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$4,364
• Taxable loss: −$2,230
• Est. tax savings @ 24.0%: +$535
• After-tax cash flow: $820/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

-62.1% since first listed

10 events — show timeline

• 2025-12-03 Pending — HBRMLS
• 2025-12-03 Pending — HBRMLS
• 2025-11-22 Relisted — HBRMLS
• 2025-11-22 Relisted — HBRMLS
• 2025-11-21 Pending — HBRMLS
• 2025-11-21 Pending — HBRMLS
• 2025-11-01 Listed $250,000 HBRMLS
• 2025-10-12 Price Changed $1,150,000 HBRMLS
• 2025-09-12 Listed $1,250,000 HBRMLS
• 2025-07-15 Sold (Public Records) $659,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,344 · +5.0% YoY. Source: county tax records.