6203 Rosalind Rd · Pea Ridge, WV 25705

$75,000

3 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 378 Days on market

Built 1958 0.82 ac lot ↓ 21% since listing

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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

Structure has little to no value. Highest and best use of this property is tearing down the house and building something new. House has structural issues and has not been lived in for years.

Key facts

• 0.82 acre lot
• Built 1958
• Listed 377 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Front porch

Interior

• Bathrooms: 1 full bathroom
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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: Village of Barboursville Elementary Sch (math 49% / reading 48%, grade D, #62 of 377 statewide, top 16%, 562 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: 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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 378 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 378 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 1958 — 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: 1.80% ✓
• Cap rate: 15.30%
• Cash-on-cash: 32.18%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $165,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
186 Rosalind Rd	0.03mi	3/2.0	1,040 (+2%)	10mo	$160,000	$154	84
359 Division Rd	0.21mi	3/1.0	1,080 (+6%)	8mo	$171,000	$158	74
186 Baker Rd	0.48mi	3/2.0	1,075 (+5%)	2mo	$220,000	$205	64
6817 Riverlick Ave	0.55mi	2/1.0 (-1)	1,008 (-2%)	8mo	$163,900	$163	60
93 Palm Dr	0.37mi	3/2.0	1,145 (+12%)	6mo	$192,000	$168	53
212 Forest View Dr	0.25mi	3/1.0	1,176 (+15%)	12mo	$185,000	$157	53
1320 East Pea Ridge Rd	0.36mi	2/1.0 (-1)	890 (-13%)	4mo	$142,900	$161	53
142 Bayside Dr	0.39mi	2/2.0 (-1)	906 (-12%)	1mo	$195,000	$215	53
135 Ocean Dr	0.45mi	3/2.0	1,136 (+11%)	7mo	$218,000	$192	51
8 Sunwatch Dr	0.33mi	2/2.0 (-1)	1,145 (+12%)	14mo	$158,400	$138	44
84 Palm Dr	0.36mi	2/2.0 (-1)	1,145 (+12%)	13mo	$185,000	$162	44
9 Sunwatch Dr	0.33mi	2/2.0 (-1)	1,145 (+12%)	16mo	$184,500	$161	42

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: 27.2%
• Equity multiple: 2.13×
• Total profit: $23,722
• Equity at exit: $11,183

10-year hold

• IRR: 34.7%
• Equity multiple: 4.18×
• Total profit: $66,881
• Equity at exit: $6,485

Cash invested: $21,000 (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
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$78 /mo · $939/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $563

Break-even live

Break-even rent $636

Max offer price $75,000

Occupancy floor 53%

Sensitivity live

Price	-10% $606	-5% $584	+0% $563	+5% $542	+10% $521
Rent	-10% $457	-5% $510	+0% $563	+5% $616	+10% $670
Rate	-1.0pp $601	-0.5pp $582	base $563	+0.5pp $544	+1.0pp $524

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $75,000 Active 378 DOM
2. 2026-06-19
   days on market $75,000 Active 376 DOM
3. 2026-06-18
   days on market $75,000 Active 375 DOM
4. 2026-06-17
   days on market $75,000 Active 374 DOM
5. 2026-06-16
   days on market $75,000 Active 373 DOM
6. 2026-06-15
   days on market $75,000 Active 372 DOM
7. 2026-06-14
   days on market $75,000 Active 370 DOM
8. 2026-06-12
   days on market $75,000 Active 369 DOM
9. 2026-06-09
   days on market $75,000 Active 366 DOM
10. 2026-06-08
    days on market $75,000 Active 365 DOM
11. 2026-06-07
    days on market $75,000 Active 364 DOM
12. 2026-06-05
    days on market $75,000 Active 361 DOM
13. 2026-06-03
    days on market $75,000 Active 360 DOM
14. 2026-06-02
    days on market $75,000 Active 359 DOM
15. 2026-06-01
    days on market $75,000 Active 358 DOM
16. 2026-05-31
    days on market $75,000 Active 357 DOM
17. 2026-05-30
    days on market $75,000 Active 356 DOM
18. 2026-03-18
    status Active
19. 2026-03-01
    historical
20. 2026-01-07
    price $75,000
21. 2025-02-24
    listed $95,000 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: $939 · $78/mo
• Projected year-2 tax: $939 · $78/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,191
• − Mortgage interest: −$4,201
• − Property taxes: −$939
• − Insurance: −$375
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$2,182
• Taxable income: $5,903
• Est. tax owed @ 24.0%: −$1,417
• After-tax cash flow: $5,340/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

• Census place: Pea Ridge, WV
• 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

-21.1% since first listed

4 events — show timeline

• 2026-03-18 Relisted — HBRMLS
• 2026-03-01 Delisted — HBRMLS
• 2026-01-07 Price Changed $75,000 HBRMLS
• 2025-02-24 Listed $95,000 HBRMLS

Property tax history

+7.4%/yr

Latest (2025): $939 · +11.2% YoY. Source: county tax records.