211 Stiles Dr · Pea Ridge, WV 25705

$85,000

7 bd · 3.0 ba · 3,246 sqft · SingleFamily · 243 Days on market

Built 1955

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• 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

Endless Possibilities! Large home ready to be completed. Single family home or convert to Muliti-Family. Live in main house and rent garage Apartment. Some tile work completed in baths. Over 3200 sq ft of potential living space. Super location to all of Barboursville restaurants and amenities. Plumbed and framed out. Nice covered front porch. One car garage with 2 rooms and future bath.

Key facts

• Built 1955
• Listed 243 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2 stories
• Construction: Frame construction; Shingle roof
• Exterior features: Porch; Level to sloped lot

Interior

• Flooring: Tile; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Tile and wood flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 7-bed/3.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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.
• Zoned schools: Davis Creek Elementary School (math 47% / reading 52%, grade D, #49 of 377 statewide, top 16%, 214 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: 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.69% ✓
• Cap rate: 14.00%
• Cash-on-cash: 27.54%
• DSCR: 2.23
• GRM: 4.9

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: 21.6%
• Equity multiple: 1.88×
• Total profit: $21,038
• Equity at exit: $12,674

10-year hold

• IRR: 29.7%
• Equity multiple: 3.66×
• Total profit: $63,205
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,435 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $546

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 57%

Sensitivity live

Price	-10% $605	-5% $576	+0% $546	+5% $517	+10% $487
Rent	-10% $433	-5% $490	+0% $546	+5% $603	+10% $660
Rate	-1.0pp $589	-0.5pp $568	base $546	+0.5pp $524	+1.0pp $502

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-17
   status $85,000 Pending 243 DOM
2. 2026-06-17
   days on market $85,000 Active 243 DOM
3. 2026-06-16
   days on market $85,000 Active 242 DOM
4. 2026-06-15
   days on market $85,000 Active 241 DOM
5. 2026-06-14
   days on market $85,000 Active 239 DOM
6. 2026-06-12
   days on market $85,000 Active 238 DOM
7. 2026-06-09
   days on market $85,000 Active 235 DOM
8. 2026-06-08
   days on market $85,000 Active 234 DOM
9. 2026-06-07
   days on market $85,000 Active 233 DOM
10. 2026-06-05
    days on market $85,000 Active 230 DOM
11. 2026-06-03
    days on market $85,000 Active 229 DOM
12. 2026-06-02
    days on market $85,000 Active 228 DOM
13. 2026-06-01
    days on market $85,000 Active 227 DOM
14. 2026-05-31
    days on market $85,000 Active 226 DOM
15. 2026-05-30
    days on market $85,000 Active 225 DOM
16. 2026-05-11
    status Active
17. 2026-04-27
    status Pending
18. 2026-02-26
    price $85,000
19. 2025-10-02
    listed $89,500 Active
20. 2023-03-15
    soldstatus $70,000 389-char remark

    Show marketing remark (389 chars)

    Endless Possibilities! Large home ready to be completed. Single family home or convert to Muliti-Family. Live in main house and rent garage Apartment. Some tile work completed in baths. Over 3200 sq ft of potential living space. Super location to all of Barboursville restaurants and amenities. Plumbed and framed out. Nice covered front porch. One car garage with 2 rooms and future bath.

21. 2022-11-11
    listed $85,000 389-char remark

    Show marketing remark (389 chars)

    Endless Possibilities! Large home ready to be completed. Single family home or convert to Muliti-Family. Live in main house and rent garage Apartment. Some tile work completed in baths. Over 3200 sq ft of potential living space. Super location to all of Barboursville restaurants and amenities. Plumbed and framed out. Nice covered front porch. One car garage with 2 rooms and future bath.

ⓘ 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 4/10 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: $17,220
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$2,473
• Taxable income: $5,531
• Est. tax owed @ 24.0%: −$1,327
• After-tax cash flow: $5,227/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

+0.0% since first listed

6 events — show timeline

• 2026-05-11 Relisted — HBRMLS
• 2026-04-27 Pending — HBRMLS
• 2026-02-26 Price Changed $85,000 HBRMLS
• 2025-10-02 Listed $89,500 HBRMLS
• 2023-03-15 Sold (MLS) $70,000 KVBOR
• 2022-11-11 Listed $85,000 KVBOR