5302 Katie Ln · Cross Lanes, WV 25313

$172,500

4 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 14 Days on market

Built 1977 Est $150k · 15% over

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Why this score? — see what drove the F 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 +13.6/30.0
• DSCR +4.1/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks

Looking for the one level home, situated on a level corner lot? 5302 Katie Lane is ready for its new owner. With 3 bedrooms, 2 full baths, a new HVAC System, a newer roof, & updated lighting, this home is truly move in ready. The oversized kitchen, with a dining area & an abundance of cabinetry space, allows for a pass through to the living room with a woodburning fireplace. This home is perfect for your personal residence, or add it to your investment portfolio.

Key facts

• New hvac
• Newer roof
• Oversized kitchen

Tags

• CORNER LOT
• NEW HVAC
• FRESHLY PAINTED INTERIOR
• NEWER ROOF
• UPDATED LIGHTING
• OVERSIZED KITCHEN

Property features AI

Finance

• Financial info: $1,426 annual tax

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Single-story
• Construction: Aluminum siding; Block construction
• Exterior features: Composition shingle roof; Lot dimensions approximately 102 x 101 x 50 x 50

Interior

• Kitchen: Dishwasher; Electric range; Garbage disposal; Refrigerator
• Bedrooms: 6 total rooms
• Flooring: Concrete; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Forced air; Central air conditioning
• Interior features: Eat-in kitchen; Insulated windows; Fireplace (1)
• Laundry & utility: Sump pump in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $11 ($127/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 $140k (18.9% below list).
• Recommended offer: $140k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Zoned schools: Point Harmony Elementary School (math 42% / reading 32%, grade F, #130 of 377 statewide, top 39%, 487 students, 0% FRL); Andrew Jackson Middle School (math 23% / reading 41%, grade F, #46 of 109 statewide, top 46%, 512 students, 0% FRL); Nitro High School (math 22% / reading 57%, grade F, #21 of 110 statewide, top 26%, 827 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $1k of loan paydown is wiped out by about $5k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $42k; list at $172k implies a 306% gain — meaningful room to come down on a strong offer.

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 $139,978 (18.9% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.81% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $150,192
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5311 Katie Ln	0.07mi	3/1.0 (-1)	1,040 (+3%)	11mo	$155,000	$149	73
5219 Monta Vista Dr	0.39mi	3/1.5 (-1)	968 (-4%)	8mo	$229,000	$237	62
5411 Kendall Dr	0.51mi	3/1.0 (-1)	1,000 (-1%)	14mo	$120,000	$120	54
5137 Waycross Dr	0.49mi	3/1.0 (-1)	1,044 (+4%)	22mo	$150,000	$144	44

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-27,319
• Equity at exit: $25,720

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-23,081
• Equity at exit: $14,915

Cash invested: $48,300 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$905
• Tax from tax record: −$119 /mo · $1,426/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $11

Break-even live

Break-even rent $1,386

Max offer price $172,500

Occupancy floor 94%

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $172,500 Active 14 DOM
2. 2026-06-18
   price $172,500 Active 13 DOM
3. 2026-06-18
   days on market $175,000 Active 13 DOM
4. 2026-06-17
   days on market $175,000 Active 12 DOM
5. 2026-06-16
   days on market $175,000 Active 11 DOM
6. 2026-06-15
   days on market $175,000 Active 10 DOM
7. 2026-06-14
   days on market $175,000 Active 8 DOM
8. 2026-06-12
   days on market $175,000 Active 7 DOM
9. 2026-06-09
   days on market $175,000 Active 4 DOM
10. 2026-06-08
    days on market $175,000 Active 3 DOM
11. 2026-06-07
    days on marketlisting id $175,000 Active 2 DOM
12. 2026-06-05
    days on market $175,000 Active 24 DOM
13. 2026-06-03
    days on market $175,000 Active 23 DOM
14. 2026-06-02
    days on market $175,000 Active 22 DOM
15. 2026-06-01
    days on market $175,000 Active 21 DOM
16. 2026-05-31
    days on market $175,000 Active 20 DOM
17. 2026-05-30
    days on market $175,000 Active 19 DOM
18. 2026-05-11
    listed $175,000 Active
19. 2024-12-08
    historical $1,450
20. 2024-12-02
    status Active
21. 2024-11-19
    status Pending
22. 2024-11-19
    price $158,000
23. 2024-11-11
    listed $1,450
24. 2024-09-25
    price $164,900
25. 2024-09-09
    listed $169,000 Active
26. 2024-08-11
    historical $1,450
27. 2024-07-19
    listed $1,450
28. 1987-04-27
    soldstatus $42,500

ⓘ 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: $1,426 · $119/mo
• Projected year-2 tax: $1,426 · $119/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: $16,797
• − Mortgage interest: −$9,663
• − Property taxes: −$1,426
• − Insurance: −$862
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$5,018
• Taxable loss: −$2,859
• Est. tax savings @ 24.0%: +$686
• After-tax cash flow: $813/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

+311.8% since first listed

11 events — show timeline

• 2026-05-11 Listed $175,000 KVBOR
• 2024-12-08 Rental Removed $1,450 Avail
• 2024-12-02 Relisted — KVBOR
• 2024-11-19 Pending — KVBOR
• 2024-11-19 Price Changed $158,000 KVBOR
• 2024-11-11 Listed for Rent $1,450 Avail
• 2024-09-25 Price Changed $164,900 KVBOR
• 2024-09-09 Listed $169,000 KVBOR
• 2024-08-11 Rental Removed $1,450 Avail
• 2024-07-19 Listed for Rent $1,450 Avail
• 1987-04-27 Sold (Public Records) $42,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,426 · -1.0% YoY. Source: county tax records.