5017 Buffy Dr · Cross Lanes, WV 25313

$119,900

4 bd · 2.0 ba · 1,803 sqft · SingleFamily public records · 99 Days on market

Built 1988 10,454 sqft lot Est $227k · 47% 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.7/10.0
• 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 MLS

Who's looking for a great view? If that's you, then check out this one story, ridge top, get away that over looks Tyler Mountain and the town of Cross Lanes. This 4 BR/2 Bath has it all; space, storage, a yard and is conveniently located just minutes from downtown Cross Lanes. Schedule your showing today because it won't last long.

Key facts

• 0.24 acre lot
• Built 1988
• Listed 98 days

Tags

• OVERLOOKING TYLER MOUNTAIN
• OVERLOOKING CROSS LANES

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Composition/shingle roof
• Exterior features: Deck; Porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 7 total rooms
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air; Heat pump cooling
• Interior features: Eat-in kitchen; Insulated windows

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 $829 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $55k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.17% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.06%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $227,178
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4013 Seymour Ln	0.12mi	4/2.0	1,900 (+5%)	8mo	$213,000	$112	78
1014 Lynn Oaks Dr	0.15mi	3/2.5 (-1)	1,941 (+8%)	11mo	$260,000	$134	64
1019 Lynn Oak Dr	0.19mi	4/2.0	2,045 (+13%)	10mo	$257,000	$126	60
5136 Lone Pine Ln	0.50mi	4/2.0	1,620 (-10%)	10mo	$185,000	$114	52

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,052
• Equity at exit: $17,877

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $29,407
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $337

Break-even live

Break-even rent $976

Max offer price $119,900

Occupancy floor 71%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $119,900 Active 99 DOM
2. 2026-06-18
   days on market $119,900 Active 98 DOM
3. 2026-06-17
   days on market $119,900 Active 97 DOM
4. 2026-06-16
   days on market $119,900 Active 96 DOM
5. 2026-06-15
   days on market $119,900 Active 95 DOM
6. 2026-06-14
   days on market $119,900 Active 93 DOM
7. 2026-06-12
   pricedays on market $119,900 Active 92 DOM
8. 2026-06-09
   days on market $134,900 Active 89 DOM
9. 2026-06-08
   days on market $134,900 Active 88 DOM
10. 2026-06-07
    days on market $134,900 Active 87 DOM
11. 2026-06-05
    days on market $134,900 Active 84 DOM
12. 2026-06-03
    days on market $134,900 Active 83 DOM
13. 2026-06-02
    days on market $134,900 Active 82 DOM
14. 2026-06-01
    days on market $134,900 Active 81 DOM
15. 2026-05-31
    days on market $134,900 Active 80 DOM
16. 2026-05-30
    days on market $134,900 Active 79 DOM
17. 2026-05-13
    price $134,900
18. 2026-04-10
    price $164,900
19. 2026-03-10
    listed $174,900 Active
20. 2022-07-29
    soldstatus $174,900
21. 2022-07-27
    soldstatus $174,900 333-char remark

    Show marketing remark (333 chars)

    Who's looking for a great view? If that's you, then check out this one story, ridge top, get away that over looks Tyler Mountain and the town of Cross Lanes. This 4 BR/2 Bath has it all; space, storage, a yard and is conveniently located just minutes from downtown Cross Lanes. Schedule your showing today because it won't last long.

22. 2022-05-29
    listed $179,900 333-char remark

    Show marketing remark (333 chars)

    Who's looking for a great view? If that's you, then check out this one story, ridge top, get away that over looks Tyler Mountain and the town of Cross Lanes. This 4 BR/2 Bath has it all; space, storage, a yard and is conveniently located just minutes from downtown Cross Lanes. Schedule your showing today because it won't last long.

23. 2021-01-19
    soldstatus $142,500
24. 2020-12-08
    soldstatus $142,500 236-char remark

    Show marketing remark (236 chars)

    Are you looking for a SPACIOUS, one-story home? Look no further! This home offers original hardwoods throughout, a generous living room, four bedrooms, two beautifully updated bathrooms, and an amazing view! Schedule your showing today!

25. 2020-08-21
    listed $139,900 236-char remark

    Show marketing remark (236 chars)

    Are you looking for a SPACIOUS, one-story home? Look no further! This home offers original hardwoods throughout, a generous living room, four bedrooms, two beautifully updated bathrooms, and an amazing view! Schedule your showing today!

26. 2020-07-15
    soldstatus $120,000
27. 2007-06-21
    soldstatus $80,000
28. 2002-12-12
    soldstatus $89,405

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $1,109 · $92/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 7/10 Severe
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,840
• − Mortgage interest: −$6,716
• − Property taxes: −$1,109
• − Insurance: −$600
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$3,488
• Taxable income: $2,233
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $3,514/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

• 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

+50.9% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $134,900 KVBOR
• 2026-04-10 Price Changed $164,900 KVBOR
• 2026-03-10 Listed $174,900 KVBOR
• 2022-07-29 Sold (Public Records) $174,900 Public Records
• 2022-07-27 Sold (MLS) $174,900 KVBOR
• 2022-05-29 Listed $179,900 KVBOR
• 2021-01-19 Sold (Public Records) $142,500 Public Records
• 2020-12-08 Sold (MLS) $142,500 KVBOR
• 2020-08-21 Listed $139,900 KVBOR
• 2020-07-15 Sold (Public Records) $120,000 Public Records
• 2007-06-21 Sold (Public Records) $80,000 Public Records
• 2002-12-12 Sold (Public Records) $89,405 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,109 · -1.1% YoY. Source: county tax records.