5504 Big Tyler Rd · Cross Lanes, WV 25313

$140,000

5 bd · 3.5 ba · 2,145 sqft · SingleFamily public records · 38 Days on market

Built 1958 0.44 ac lot Est $223k · 37% under

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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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.6/10.0
• 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

5 bed, 3.5 bath home situated on a spacious property in the Cross Lanes/Big Tyler Road area. Survey to be completed soon. Property features public water and public sewer. Buyer to perform all due diligence regarding zoning, utilities, square footage, taxes, acreage, and permitted uses. Home is being sold strictly as-is. Seller makes no warranties or representations. Excellent investment opportunity for investors, renovation projects, or rental potential.

Key facts

• 0.44 acre lot
• Built 1958
• Listed 37 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Fee simple ownership; Above-grade finished living area approximately 2,145 (estimated)
• Construction: Other structures above grade; Year built: estimated
• Exterior features: No tidal water

Interior

• Bedrooms: Five bedrooms on the main level
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Central air conditioning; Heating type: Other (fuel: Other); Electric hot water
• Interior features: Estimated living area; Two fireplaces; Unfinished basement

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 $968 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $223,080
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5456 Sandhurst Dr	0.31mi	4/2.5 (-1)	2,010 (-6%)	23mo	$210,000	$104	47
5334 Luray Ln	0.47mi	4/2.5 (-1)	2,423 (+13%)	6mo	$250,000	$103	42
5309 Pamela Cir	0.73mi	4/2.5 (-1)	2,401 (+12%)	24mo	$288,120	$120	17

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-9,326
• Equity at exit: $20,874

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $9,133
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,481 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$168 /mo · $2,018/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $209

Break-even live

Break-even rent $1,216

Max offer price $140,000

Occupancy floor 81%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $140,000 Active 38 DOM
2. 2026-06-18
   days on market $140,000 Active 37 DOM
3. 2026-06-17
   days on market $140,000 Active 36 DOM
4. 2026-06-16
   days on market $140,000 Active 35 DOM
5. 2026-06-15
   days on market $140,000 Active 34 DOM
6. 2026-06-14
   days on market $140,000 Active 32 DOM
7. 2026-06-12
   days on market $140,000 Active 31 DOM
8. 2026-06-09
   days on market $140,000 Active 28 DOM
9. 2026-06-08
   days on market $140,000 Active 27 DOM
10. 2026-06-07
    days on market $140,000 Active 26 DOM
11. 2026-06-05
    days on market $140,000 Active 23 DOM
12. 2026-06-03
    days on market $140,000 Active 22 DOM
13. 2026-06-02
    days on market $140,000 Active 21 DOM
14. 2026-06-01
    days on market $140,000 Active 20 DOM
15. 2026-05-31
    days on market $140,000 Active 19 DOM
16. 2026-05-30
    days on market $140,000 Active 18 DOM
17. 2026-05-12
    listed $140,000 Active
18. 1996-11-22
    soldstatus $120,000

ⓘ 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: $2,018 · $168/mo
• Projected year-2 tax: $2,018 · $168/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 5/10 Major 7 d/yr ≥100°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: $17,775
• − Mortgage interest: −$7,842
• − Property taxes: −$2,018
• − Insurance: −$700
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$4,073
• Taxable income: $298
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $2,442/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

• Census place: Cross Lanes, WV
• 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

+16.7% since first listed

2 events — show timeline

• 2026-05-12 Listed $140,000 BRIGHT MLS
• 1996-11-22 Sold (Public Records) $120,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,018 · +0.0% YoY. Source: county tax records.