6398 Ohio River Rd · Lesage, WV 25537

$130,000

3 bd · 2.0 ba · 1,403 sqft · Manufactured · 69 Days on market

Built 2017 0.35 ac lot

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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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Appreciation +5.6/10.0
• 1% rule +4.4/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step into this well-kept three bedroom, two bathroom home! This modular home offers plenty of space in the living room and an abundance of counter space in the kitchen. The large middle island allows for easy family meals in the kitchen. The extra living space and the two bedrooms allow for a child's play area/den to accompany the twin bedrooms.

Key facts

• Large middle island
• Extra living space
• Counter space

Tags

• COUNTER SPACE
• LARGE MIDDLE ISLAND
• EXTRA LIVING SPACE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Septic tank sewer
• Home design: Residential modular home; Single-story
• Construction: Shingle roof
• Exterior features: Chain link fencing; Level lot

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Insulated windows; Deck; Porch

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/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 $122k (6.4% below list).
• Recommended offer: $122k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 2.5% in Lesage — 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 62/100 on livability (#184 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, amenities F, 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: Cox Landing Elementary School (math 27% / reading 32%, grade F, #225 of 377 statewide, top 68%, 225 students, 0% FRL); Barboursville Middle School (math 32% / reading 56%, grade D, #11 of 109 statewide, top 9%, 679 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.
• Market conditions: 8 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 $2k of equity ($899 loan paydown + $2k appreciation (1.2% local appreciation)).
• At projected returns (1.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $139.87M (100%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,742 (6.4% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 0.94% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.40×
• Total profit: $14,680
• Equity at exit: $45,944

10-year hold

• IRR: 11.7%
• Equity multiple: 2.45×
• Total profit: $52,772
• Equity at exit: $62,284

Cash invested: $36,400 (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 25537

• Home prices YoY: 0.8%
• Active inventory: 8
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $170

Break-even live

Break-even rent $1,002

Max offer price $130,000

Occupancy floor 81%

Sensitivity live

Price	-10% $244	-5% $207	+0% $170	+5% $133	+10% $96
Rent	-10% $74	-5% $122	+0% $170	+5% $218	+10% $266
Rate	-1.0pp $235	-0.5pp $203	base $170	+0.5pp $136	+1.0pp $102

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $130,000 Active 69 DOM
2. 2026-06-19
   days on market $130,000 Active 67 DOM
3. 2026-06-18
   days on market $130,000 Active 66 DOM
4. 2026-06-17
   days on market $130,000 Active 65 DOM
5. 2026-06-16
   days on market $130,000 Active 64 DOM
6. 2026-06-15
   days on market $130,000 Active 63 DOM
7. 2026-06-14
   days on market $130,000 Active 61 DOM
8. 2026-06-12
   days on market $130,000 Active 60 DOM
9. 2026-06-09
   days on market $130,000 Active 57 DOM
10. 2026-06-08
    days on market $130,000 Active 56 DOM
11. 2026-06-07
    days on market $130,000 Active 55 DOM
12. 2026-06-05
    days on market $130,000 Active 52 DOM
13. 2026-06-03
    days on market $130,000 Active 51 DOM
14. 2026-06-02
    days on market $130,000 Active 50 DOM
15. 2026-06-01
    days on market $130,000 Active 49 DOM
16. 2026-05-31
    days on market $130,000 Active 48 DOM
17. 2026-05-30
    days on market $130,000 Active 47 DOM
18. 2026-04-14
    price $140,000
19. 2026-04-13
    listed $140,000,000 Active

    Show marketing remark (348 chars)

    Step into this well-kept three bedroom, two bathroom home! This modular home offers plenty of space in the living room and an abundance of counter space in the kitchen. The large middle island allows for easy family meals in the kitchen. The extra living space and the two bedrooms allow for a child's play area/den to accompany the twin bedrooms.

20. 2026-04-13
    listed $140,000 Active 348-char remark

    Show marketing remark (348 chars)

    Step into this well-kept three bedroom, two bathroom home! This modular home offers plenty of space in the living room and an abundance of counter space in the kitchen. The large middle island allows for easy family meals in the kitchen. The extra living space and the two bedrooms allow for a child's play area/den to accompany the twin bedrooms.

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $767 · $64/mo
• Expected delta: +$96/yr (+$8/mo · 14.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 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: $14,609
• − Mortgage interest: −$7,282
• − Property taxes: −$671
• − Insurance: −$650
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$3,782
• Taxable loss: −$113
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $2,067/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 — Lesage

• Score: 62/100
• State rank: #184
• US rank: #16949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lesage, WV
• County: Cabell · 1,553 people
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 1,553
• Household income: $62,292
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 4.6

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 (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 1% Serbian 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: ▲ 1.23%
• Current HPI: 163.3493
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

3 events — show timeline

• 2026-04-14 Price Changed $140,000 HBRMLS
• 2026-04-13 Listed $140,000,000 HBRMLS
• 2026-04-13 Listed $140,000 KVBOR

Property tax history

+10.2%/yr

Latest (2025): $671 · -11.6% YoY. Source: county tax records.