11 Braxton Dr · Barboursville, WV 25705

$145,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 6 Days on market

Built 1970 0.42 ac lot Est $162k · 10% under

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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 +26.7/30.0
• ARV discount +12.2/15.0
• DSCR +9.2/10.0
• 1% rule +6.3/10.0
• 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

Brick Rancher one story home. One car garage. Corner lot. Large storage building. Very convenient to I-64 and Route 60. Home being sold As-Is. Buyer to verify all information.

Key facts

• Kitchen upgrades
• Lvp flooring
• Covered back porch

Tags

• LVP FLOORING
• COVERED BACK PORCH
• AMPLE STORAGE
• NEW ELECTRICAL SERVICE
• UPDATED BATHROOM FLOORING
• KITCHEN UPGRADES

Property features AI

Exterior

• Parking: Attached garage; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction; Shingle roof
• Exterior features: Patio; Level to rolling slope yard

Interior

• Kitchen: Range; Oven; Refrigerator
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Range, Oven, Refrigerator; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 9.5% vs local median 3.4% in Barboursville — 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 (#8 in WV, #1,207 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+.
• 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.
• Market conditions: 164 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 $90k; list at $145k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.13% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.58%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $162,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 Spring Rd	0.45mi	3/1.0	1,056 (+6%)	16mo	$171,000	$162	56
116 8th St	0.67mi	3/1.0	904 (-10%)	7mo	$94,275	$104	47

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-6,489
• Equity at exit: $21,620

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $16,357
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,635 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$79 /mo · $950/yr
• Insurance: −$60
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $266

Break-even live

Break-even rent $1,298

Max offer price $145,000

Occupancy floor 79%

Sensitivity live

Price	-10% $349	-5% $307	+0% $266	+5% $225	+10% $184
Rent	-10% $137	-5% $202	+0% $266	+5% $331	+10% $396
Rate	-1.0pp $339	-0.5pp $303	base $266	+0.5pp $229	+1.0pp $191

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6275 Country Club Dr Huntington, WV	1.0–2.0	1.0	817	$1,635	$2.00	45d	1	0.94mi

Listing history 9 events

1. 2026-05-10
   status Pending
2. 2026-05-04
   listed $145,000 Active
3. 2026-03-09
   price
4. 2025-10-24
   listed Active
5. 2024-07-24
   soldstatus $90,000
6. 2024-07-19
   soldstatus $90,000 Closed 176-char remark

   Show marketing remark (176 chars)

   Brick Rancher one story home. One car garage. Corner lot. Large storage building. Very convenient to I-64 and Route 60. Home being sold As-Is. Buyer to verify all information.

7. 2024-06-13
   historical 176-char remark

   Show marketing remark (176 chars)

   Brick Rancher one story home. One car garage. Corner lot. Large storage building. Very convenient to I-64 and Route 60. Home being sold As-Is. Buyer to verify all information.

8. 2023-12-01
   listed $99,900 176-char remark

   Show marketing remark (176 chars)

   Brick Rancher one story home. One car garage. Corner lot. Large storage building. Very convenient to I-64 and Route 60. Home being sold As-Is. Buyer to verify all information.

9. 2007-01-23
   soldstatus $55,000

ⓘ 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: $950 · $79/mo
• Projected year-2 tax: $950 · $79/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 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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: $19,620
• − Mortgage interest: −$8,122
• − Property taxes: −$950
• − Insurance: −$2,228
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$4,218
• Taxable income: $962
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $2,966/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 — Barboursville

• Score: 82/100
• State rank: #8
• US rank: #1207

Category grades

Amenities B- Commute D+ Cost of living A+ Crime B+ Employment B Housing A+ Health & safety A+ User ratings F

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

+163.6% since first listed

9 events — show timeline

• 2026-05-10 Pending — HBRMLS
• 2026-05-04 Listed $145,000 HBRMLS
• 2026-03-09 Price Changed — HBRMLS
• 2025-10-24 Listed — HBRMLS
• 2024-07-24 Sold (Public Records) $90,000 Public Records
• 2024-07-19 Sold (MLS) $90,000 KVBOR
• 2024-06-13 Delisted — KVBOR
• 2023-12-01 Listed $99,900 KVBOR
• 2007-01-23 Sold (Public Records) $55,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $950 · +6.5% YoY. Source: county tax records.