14 Morris Ct · Milton, WV 25510

$140,000

5 bd · 3.0 ba · 2,900 sqft · SingleFamily · 60 Days on market

Fair condition 0.35 ac lot ↓ 22% since listing

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +5.2/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Fix it up and live in it or flip it! A foreclosure in a nice neighborhood can be a great investment. This house needs some work, but will make a great home afterwards. 4-5 Bedrooms, 3 Full Bathrooms, spacious Family Room, Living Room, Den, and Dining Room, plus an Eat in Kitchen. This house is in a cul-de-sac, has an attached, 2-Car Garage, and a huge metal storage building with a garage door on the front.

Key facts

• 0.35 acre lot
• 2 garage spots
• Listed 60 days

Property features AI

Finance

• Other: Located in the Midland Point subdivision
• Financial info: Annual tax amount reported

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Property subtype: Other
• Construction: Brick construction; Composition/shingle roof
• Exterior features: Patio; Outbuilding

Interior

• Bedrooms: Total of 10 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Carpet, laminate, and tile flooring; Full basement

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.1% in Milton — 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 61/100 on livability (#197 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment 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: Culloden Elementary School (math 67% / reading 67%, grade B+, #7 of 377 statewide, top 2%, 212 students, 0% FRL); Milton Middle School (math 34% / reading 45%, grade F, #20 of 109 statewide, top 18%, 570 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.
• Zoned-school proficiency averages 49% at this address vs 36% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Cabell County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 28 active listings in the ZIP; 61 units permitted in Cabell County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($968 loan paydown + $425 appreciation (0.3% local appreciation)).
• At projected returns (0.3% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $458,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 James Cir	0.47mi	5/3.5	2,810 (-3%)	2mo	$444,000	$158	69
6 Bartlett St	0.33mi	4/2.5 (-1)	3,141 (+8%)	2mo	$436,600	$139	62
80 Brierwood Rd	0.65mi	4/3.0 (-1)	3,154 (+9%)	13mo	$349,200	$111	39
30 Smelser Ln	0.42mi	4/3.5 (-1)	2,485 (-14%)	13mo	$460,000	$185	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.37×
• Total profit: $14,648
• Equity at exit: $42,788

10-year hold

• IRR: 12.4%
• Equity multiple: 2.40×
• Total profit: $55,034
• Equity at exit: $53,170

Cash invested: $39,200 (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 25510

• Home prices YoY: 0.2%
• Active inventory: 28
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,557 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $262

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 78%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-09
   status $140,000 Pending 60 DOM
2. 2026-06-08
   days on market $140,000 Active 60 DOM
3. 2026-06-07
   days on market $140,000 Active 59 DOM
4. 2026-06-05
   days on market $140,000 Active 56 DOM
5. 2026-06-03
   days on market $140,000 Active 55 DOM
6. 2026-06-02
   days on market $140,000 Active 54 DOM
7. 2026-06-01
   days on market $140,000 Active 53 DOM
8. 2026-05-31
   days on market $140,000 Active 52 DOM
9. 2026-05-30
   days on market $140,000 Active 51 DOM
10. 2026-04-09
    listed $140,000 Active
11. 2026-04-07
    listed $140,000 Active 409-char remark

    Show marketing remark (409 chars)

    Fix it up and live in it or flip it! A foreclosure in a nice neighborhood can be a great investment. This house needs some work, but will make a great home afterwards. 4-5 Bedrooms, 3 Full Bathrooms, spacious Family Room, Living Room, Den, and Dining Room, plus an Eat in Kitchen. This house is in a cul-de-sac, has an attached, 2-Car Garage, and a huge metal storage building with a garage door on the front.

12. 2016-06-24
    soldstatus $172,500 261-char remark

    Show marketing remark (261 chars)

    Spacious Brick 4 BR Mid-entry on nice lot, newer roof, HVAC, large gathering room and rec. room, office, 2 car attached garage & 1 car det oversized garage, fenced back yard, with amazing views. Newer garage doors + exterior doors, 6 panel interior doors.

13. 2016-04-01
    listed $179,900 261-char remark

    Show marketing remark (261 chars)

    Spacious Brick 4 BR Mid-entry on nice lot, newer roof, HVAC, large gathering room and rec. room, office, 2 car attached garage & 1 car det oversized garage, fenced back yard, with amazing views. Newer garage doors + exterior doors, 6 panel interior doors.

14. 2015-08-18
    soldstatus $172,500
15. 2015-06-24
    listed $179,900

ⓘ 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 ≥101°F today · 19 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: $18,682
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$4,073
• Taxable income: $978
• Est. tax owed @ 24.0%: −$235
• After-tax cash flow: $2,914/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. The kitchen and bathrooms need significant updates, while the exterior and landscaping can be improved to enhance curb appeal.

Repairs flagged

• Major kitchen cabinets — dated and worn
• Major backsplash — outdated and in poor condition
• Major countertops — worn and in need of replacement
• Minor bathroom fixtures — basic and in fair condition
• Minor paint — some peeling and touch-up needed

Value-add opportunities

• Resale new kitchen cabinets and backsplash — modernizes the space and adds value
• Resale new countertops — improves functionality and aesthetics
• Resale new bathroom fixtures — enhances the bathroom's appeal
• Both landscaping and curb appeal — improves the home's curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Major	$15,000–50,000
backsplash · outdated and in poor condition	Major	$15,000–50,000
countertops · worn and in need of replacement	Major	$15,000–50,000
bathroom fixtures · basic and in fair condition	Minor	$500–3,000
paint · some peeling and touch-up needed	Minor	$500–3,000
Total estimated repair cost · 5 items		$46,000–156,000

Value-add ROI direction

• Resale new kitchen cabinets and backsplash — modernizes the space and adds value ↑
• Resale new countertops — improves functionality and aesthetics ↑
• Resale new bathroom fixtures — enhances the bathroom's appeal ↑
• Both landscaping and curb appeal — improves the home's curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Milton

• Score: 61/100
• State rank: #197
• US rank: #17658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cabell County · 30,893 people
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 5,098
• Household income: $72,894
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 31.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 2%
• Foreign-born: 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: ▲ 0.30%
• Current HPI: 163.4525
• Rent YoY: —
• Metro: Huntington-Ashland, WV-KY-OH
• State GDP YoY: —
• F500 in state: 0

Price history

-22.2% since first listed

6 events — show timeline

• 2026-04-09 Listed $140,000 KVBOR
• 2026-04-07 Listed $140,000 HBRMLS
• 2016-06-24 Sold (MLS) $172,500 KVBOR
• 2016-04-01 Listed $179,900 KVBOR
• 2015-08-18 Sold (MLS) $172,500 KVBOR
• 2015-06-24 Listed $179,900 KVBOR