5018 Elmhaven Cir · Cross Lanes, WV 25313

$139,900

3 bd · 1.5 ba · 960 sqft · SingleFamily public records · 259 Days on market

Built 1982 0.61 ac lot Est $130k · 8% over

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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 +19.9/30.0
• DSCR +6.3/10.0
• 1% rule +4.2/10.0
• ARV discount +3.9/15.0
• 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 MLS

Welcome to effortless one-level living in this charming 3-bedroom, 2-bathroom rancher! Updates include kitchen, baths, and flooring! Nestled in a quiet neighborhood with over half an acre!

Key facts

• Metal roof
• Wooded lot
• Upgraded kitchen

Tags

• UPGRADED KITCHEN
• CONVERTED GARAGE
• WOODED LOT
• METAL ROOF
• THOUGHTFUL RENOVATIONS

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer
• Home design: Single family residence; Single-story
• Construction: Vinyl siding; Metal roof
• Exterior features: Deck

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Eat-in kitchen; Insulated windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/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 $129k (7.6% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• 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 $967 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 259 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $129,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5411 Kendall Dr	0.27mi	3/1.0	1,000 (+4%)	14mo	$120,000	$120	66
5219 Monta Vista Dr	0.55mi	3/1.5	968 (+1%)	8mo	$229,000	$237	66
5105 Greg Tan Ln	0.48mi	3/1.0	1,000 (+4%)	11mo	$170,000	$170	59
5502 Lynnwood Dr	0.70mi	2/1.0 (-1)	980 (+2%)	4mo	$132,500	$135	53
5106 Dublin Dr	0.71mi	2/1.0 (-1)	1,000 (+4%)	6mo	$50,000	$50	48

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-11,903
• Equity at exit: $20,860

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $3,357
• Equity at exit: $12,096

Cash invested: $39,172 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $170

Break-even live

Break-even rent $1,077

Max offer price $139,900

Occupancy floor 82%

Sensitivity live

Price	-10% $249	-5% $209	+0% $170	+5% $130	+10% $91
Rent	-10% $68	-5% $119	+0% $170	+5% $221	+10% $272
Rate	-1.0pp $240	-0.5pp $205	base $170	+0.5pp $134	+1.0pp $97

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $139,900 Active 259 DOM
2. 2026-06-18
   days on market $139,900 Active 258 DOM
3. 2026-06-17
   days on market $139,900 Active 257 DOM
4. 2026-06-16
   days on market $139,900 Active 256 DOM
5. 2026-06-15
   days on market $139,900 Active 255 DOM
6. 2026-06-14
   days on market $139,900 Active 253 DOM
7. 2026-06-12
   days on market $139,900 Active 252 DOM
8. 2026-06-09
   days on market $139,900 Active 249 DOM
9. 2026-06-08
   days on market $139,900 Active 248 DOM
10. 2026-06-07
    days on market $139,900 Active 247 DOM
11. 2026-06-05
    days on market $139,900 Active 244 DOM
12. 2026-06-03
    days on market $139,900 Active 243 DOM
13. 2026-06-02
    days on market $139,900 Active 242 DOM
14. 2026-06-01
    days on market $139,900 Active 241 DOM
15. 2026-05-31
    days on market $139,900 Active 240 DOM
16. 2026-05-30
    days on market $139,900 Active 239 DOM
17. 2026-05-13
    status Active
18. 2026-04-27
    status Pending
19. 2026-04-02
    price $139,900
20. 2026-03-13
    status Active
21. 2026-02-25
    status Pending
22. 2026-01-20
    price $145,000
23. 2025-09-10
    status Active
24. 2025-08-29
    status Pending
25. 2025-08-19
    listed $159,900 Active
26. 2024-11-27
    soldstatus $124,900
27. 2024-11-19
    soldstatus $124,900 Closed 188-char remark

    Show marketing remark (188 chars)

    Welcome to effortless one-level living in this charming 3-bedroom, 2-bathroom rancher! Updates include kitchen, baths, and flooring! Nestled in a quiet neighborhood with over half an acre!

28. 2024-06-27
    status Pending 188-char remark

    Show marketing remark (188 chars)

    Welcome to effortless one-level living in this charming 3-bedroom, 2-bathroom rancher! Updates include kitchen, baths, and flooring! Nestled in a quiet neighborhood with over half an acre!

29. 2024-06-07
    listed $124,900 Active 188-char remark

    Show marketing remark (188 chars)

    Welcome to effortless one-level living in this charming 3-bedroom, 2-bathroom rancher! Updates include kitchen, baths, and flooring! Nestled in a quiet neighborhood with over half an acre!

30. 2024-02-28
    listed $119,900
31. 2023-11-17
    listed $124,900
32. 2021-11-02
    soldstatus $25,000
33. 2021-09-30
    soldstatus $25,000
34. 2021-08-13
    listed $34,900
35. 1993-10-05
    soldstatus $56,500

ⓘ 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: $711 · $59/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$114/yr (+$10/mo · 16.1%)

ⓘ 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: $15,510
• − Mortgage interest: −$7,837
• − Property taxes: −$711
• − Insurance: −$700
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$4,070
• Taxable loss: −$289
• Est. tax savings @ 24.0%: +$69
• After-tax cash flow: $2,108/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

+147.6% since first listed

19 events — show timeline

• 2026-05-13 Relisted — KVBOR
• 2026-04-27 Pending — KVBOR
• 2026-04-02 Price Changed $139,900 KVBOR
• 2026-03-13 Relisted — KVBOR
• 2026-02-25 Pending — KVBOR
• 2026-01-20 Price Changed $145,000 KVBOR
• 2025-09-10 Relisted — KVBOR
• 2025-08-29 Pending — KVBOR
• 2025-08-19 Listed $159,900 KVBOR
• 2024-11-27 Sold (Public Records) $124,900 Public Records
• 2024-11-19 Sold (MLS) $124,900 KVBOR
• 2024-06-27 Pending — KVBOR
• 2024-06-07 Listed $124,900 KVBOR
• 2024-02-28 Listed $119,900 KVBOR
• 2023-11-17 Listed $124,900 KVBOR
• 2021-11-02 Sold (Public Records) $25,000 Public Records
• 2021-09-30 Sold (MLS) $25,000 KVBOR
• 2021-08-13 Listed $34,900 KVBOR
• 1993-10-05 Sold (Public Records) $56,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $711 · +13.4% YoY. Source: county tax records.