21 Lake Shore Dr · Cross Lanes, WV 25313

$25,900

2 bd · 1.0 ba · 1,042 sqft · SingleFamily public records · 355 Days on market

Built 1961 ↓ 47% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lake Chaweva, Cross Lanes, Kanawha County, WV unique house in need of repairs on half acre lot, lake front with lake views.

Key facts

• Lake front
• Lake views
• Half acre lot

Tags

• LAKE FRONT
• LAKE VIEWS
• HALF ACRE LOT

Property features AI

Finance

• HOA & community: Has homeowners association

Exterior

• Home design: Residential property
• Construction: Brick construction; Concrete perimeter foundation; Built area approximately 1042
• Exterior features: Rubber roof

Interior

• Flooring: Concrete flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Laminate counters

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $23k (12.0% below list) — sets the bar for market timing.
• Cap rate 38.7% vs local median 4.8% in Cross Lanes — 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 67/100 on livability (#90 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D+, amenities F, commute F.
• Kanawha County Schools (suburban): math 29% / reading 40% proficiency, ranked #17 of 55 in WV (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $179 of loan paydown is wiped out by about $777 of value loss. Plan a longer hold.
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 355 days — a 12% lower offer ($23k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,792 (12.0% below list)

Questions for the listing agent

1. It's been on market 355 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 4.44% ✓
• Cap rate: 38.70%
• Cash-on-cash: 115.73%
• DSCR: 6.15
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $122,956
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
157 Lake Shore Dr	0.18mi	1/1.5 (-1)	1,149 (+10%)	21mo	$137,000	$119	50
108 Circle Dr	0.48mi	3/1.0 (+1)	1,146 (+10%)	14mo	$135,000	$118	44
87 Beagle Run Rd	0.49mi	3/2.0 (+1)	1,152 (+11%)	9mo	$134,000	$116	43

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: —
• Equity multiple: 6.57×
• Total profit: $40,383
• Equity at exit: $3,862

10-year hold

• IRR: —
• Equity multiple: 13.78×
• Total profit: $92,668
• Equity at exit: $2,239

Cash invested: $7,252 (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 25313

• Home prices YoY: -12.4%
• Active inventory: 56
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$136
• Tax from tax record: −$63 /mo · $756/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $699

Break-even live

Break-even rent $265

Max offer price $25,900

Occupancy floor 34%

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: $6,475
• Closing costs: $777
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $25,900 Active 355 DOM
2. 2026-06-18
   days on market $25,900 Active 354 DOM
3. 2026-06-17
   days on market $25,900 Active 353 DOM
4. 2026-06-16
   days on market $25,900 Active 352 DOM
5. 2026-06-15
   days on market $25,900 Active 351 DOM
6. 2026-06-14
   days on market $25,900 Active 349 DOM
7. 2026-06-12
   days on market $25,900 Active 348 DOM
8. 2026-06-09
   days on market $25,900 Active 345 DOM
9. 2026-06-08
   days on market $25,900 Active 344 DOM
10. 2026-06-07
    days on market $25,900 Active 343 DOM
11. 2026-06-05
    days on market $25,900 Active 340 DOM
12. 2026-06-03
    days on market $25,900 Active 339 DOM
13. 2026-06-02
    days on market $25,900 Active 338 DOM
14. 2026-06-01
    days on market $25,900 Active 337 DOM
15. 2026-05-31
    days on market $25,900 Active 336 DOM
16. 2026-05-30
    days on market $25,900 Active 335 DOM
17. 2026-04-30
    price $25,900
18. 2026-03-21
    price $27,900
19. 2026-02-13
    price $29,900
20. 2026-01-01
    price $31,900
21. 2025-12-09
    price $33,900
22. 2025-11-09
    price $37,900
23. 2025-09-25
    price $39,900
24. 2025-08-26
    price $42,900
25. 2025-08-12
    price $44,900
26. 2025-06-29
    listed $48,900 Active

ⓘ 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: $756 · $63/mo
• Projected year-2 tax: $756 · $63/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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°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: $13,807
• − Mortgage interest: −$1,451
• − Property taxes: −$756
• − Insurance: −$130
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$753
• Taxable income: $8,508
• Est. tax owed @ 24.0%: −$2,042
• After-tax cash flow: $6,350/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: Kanawha County Schools
• NCES district ID: 5400600
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $44,329
• Composite: 29.35/100
• National rank: #6540
• State rank: #17 of 55 in WV

Livability — Cross Lanes

• Score: 67/100
• State rank: #90
• US rank: #10503

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kanawha County · 33,502 people
• Metro: Charleston, WV
• Population (ZIP): 11,760
• Household income: $64,385
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 324.0

Population outlook (Kanawha County) Hauer SSP2

• Today (2025): 178,946 people
• By 2030: 172,906 · -3.4%
• By 2040: 159,874 · -10.7%
• By 2050: 148,148 · -17.2%
• By 2075: 123,257 · -31.1%
• By 2100: 96,454 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 4% Two or more races 3% Hispanic / Latino 3% Asian 1%
• Common ancestry: Italian 3% Serbian 2% Romanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Kanawha

• 2024 margin: R (+17.4) · D 40.2% · R 57.6% · Other 2.2%
• 2008→2024 swing: -17.0pp toward R · 2008: -0.4pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.7 2016: R+20.6 2012: R+11.9 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.10%
• Current HPI: 199.1903
• Rent YoY: —
• Metro: Charleston, WV
• State GDP YoY: —
• F500 in state: 0

Price history

-47.0% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $25,900 GVBOR
• 2026-03-21 Price Changed $27,900 GVBOR
• 2026-02-13 Price Changed $29,900 GVBOR
• 2026-01-01 Price Changed $31,900 GVBOR
• 2025-12-09 Price Changed $33,900 GVBOR
• 2025-11-09 Price Changed $37,900 GVBOR
• 2025-09-25 Price Changed $39,900 GVBOR
• 2025-08-26 Price Changed $42,900 GVBOR
• 2025-08-12 Price Changed $44,900 GVBOR
• 2025-06-29 Listed $48,900 GVBOR

Property tax history

+6.8%/yr

Latest (2025): $756 · +15.4% YoY. Source: county tax records.