160 Irwin Rd · Pea Ridge, WV 25705

$279,000

None bd · None ba · 1,920 sqft · Townhouse · 30 Days on market

Built 1989 Good condition 9,583 sqft lot

---

Why this score? — see what drove the F 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 +7.5/15.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A great addition to your portfolio has officially arrived! These four efficiency units are an owner's dream—consistently occupied with a recurring waitlist. Don't let this rare, high-demand opportunity pass you by. Schedule your showing today! Just off the interstate being a prime location in Huntington/Barboursville area.

Key facts

• Built 1989
• Listed 30 days

Property features AI

Exterior

• Parking: 1-10 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential income property; Apartment
• Construction: Block and frame construction
• Exterior features: Composition/shingle roof

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Flooring: Carpet; Ceramic tile; Laminate; Vinyl
• Heating & cooling: Wall furnace heating; Wall unit cooling
• Interior features: Insulated windows; No basement

What this means for you Summary

Snapshot

• This is a townhouse listed at $279k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Recommended offer: $275k (1.5% below list) — sets the bar for market timing.
• Cap rate -2.0% vs local median 4.4% in Pea Ridge — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Altizer Elementary School (math 32% / reading 37%, grade F, #148 of 377 statewide, top 49%, 202 students, 0% FRL); Huntington East Middle School (math 18% / reading 32%, grade F, #81 of 109 statewide, top 76%, 585 students, 0% FRL); Huntington High School (math 26% / reading 50%, grade F, #31 of 110 statewide, top 28%, 1,704 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: 164 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $274,815 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.00% ✗
• Cap rate: -2.00%
• Cash-on-cash: -29.62%
• DSCR: -0.32
• GRM: 0.0

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: -87.0%
• Equity multiple: -1.15×
• Total profit: $-168,012
• Equity at exit: $41,600

10-year hold

• IRR: —
• Equity multiple: -2.90×
• Total profit: $-304,429
• Equity at exit: $24,123

Cash invested: $78,120 (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: 164

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-1,928

Break-even live

Break-even rent $2,441

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-1,735	-5% $-1,832	+0% $-1,928	+5% $-2,025	+10% $-2,121
Rent	-10% $-1,928	-5% $-1,928	+0% $-1,928	+5% $-1,928	+10% $-1,928
Rate	-1.0pp $-1,788	-0.5pp $-1,857	base $-1,928	+0.5pp $-2,000	+1.0pp $-2,074

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $279,000 Active 30 DOM
2. 2026-06-19
   days on market $279,000 Active 28 DOM
3. 2026-06-18
   days on market $279,000 Active 27 DOM
4. 2026-06-17
   days on market $279,000 Active 26 DOM
5. 2026-06-16
   days on market $279,000 Active 25 DOM
6. 2026-06-15
   days on market $279,000 Active 24 DOM
7. 2026-06-14
   days on market $279,000 Active 22 DOM
8. 2026-06-12
   days on market $279,000 Active 21 DOM
9. 2026-06-09
   pricedays on market $279,000 Active 18 DOM
10. 2026-06-08
    days on market $299,000 Active 17 DOM
11. 2026-06-07
    days on market $299,000 Active 16 DOM
12. 2026-06-05
    days on market $299,000 Active 13 DOM
13. 2026-06-03
    days on market $299,000 Active 12 DOM
14. 2026-06-02
    days on market $299,000 Active 11 DOM
15. 2026-06-01
    days on market $299,000 Active 10 DOM
16. 2026-05-31
    days on market $299,000 Active 9 DOM
17. 2026-05-30
    days on market $299,000 Active 8 DOM
18. 2026-05-21
    listed $299,000 Active

    Show marketing remark (330 chars)

    A great addition to your portfolio has officially arrived! These four efficiency units are an owner's dream—consistently occupied with a recurring waitlist. Don't let this rare, high-demand opportunity pass you by. Schedule your showing today! Just off the interstate being a prime location in Huntington/Barboursville area.

19. 2026-05-21
    listed $299,000 Active 330-char remark

    Show marketing remark (330 chars)

    A great addition to your portfolio has officially arrived! These four efficiency units are an owner's dream—consistently occupied with a recurring waitlist. Don't let this rare, high-demand opportunity pass you by. Schedule your showing today! Just off the interstate being a prime location in Huntington/Barboursville area.

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 19 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: $0
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$8,116
• Taxable loss: −$29,325
• Est. tax savings @ 24.0%: +$7,038
• After-tax cash flow: $-16,099/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 · 13 photos

Good 75/100 Cosmetic rehab

This multi-family property is in good condition with cosmetic updates needed to enhance its resale and rental value. The kitchen and bathroom require fresh updates, and landscaping improvements would significantly boost curb appeal.

Repairs flagged

• Minor Kitchen countertops — Worn and need updating.
• Minor Bathroom fixtures — Dated and could be replaced for a fresh look.

Value-add opportunities

• Both Kitchen countertops — Fresh countertops will improve both resale and rental value.
• Both Bathroom fixtures — Upgraded fixtures will enhance both resale and rental appeal.
• Both Landscaping — Improved landscaping will boost curb appeal and attract more potential buyers/renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn and need updating.	Minor	$500–3,000
Bathroom fixtures · Dated and could be replaced for a fresh look.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Kitchen countertops — Fresh countertops will improve both resale and rental value. ↑
• Both Bathroom fixtures — Upgraded fixtures will enhance both resale and rental appeal. ↑
• Both Landscaping — Improved landscaping will boost curb appeal and attract more potential buyers/renters. ↑

ⓘ 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 — 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

2 events — show timeline

• 2026-05-21 Listed $299,000 HBRMLS
• 2026-05-21 Listed $299,000 KVBOR