5320 Doc Bailey Rd · Cross Lanes, WV 25313

$140,000

2 bd · 1.0 ba · 1,073 sqft · SingleFamily public records · 61 Days on market

Built 1963 1.41 ac lot Est $160k · 12% under

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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 +16.7/30.0
• ARV discount +13.1/15.0
• DSCR +5.2/10.0
• 1% rule +3.4/10.0
• 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

Investor special! Being sold as-is this home has good bones, great location, endless potential. Located in a desirable neighborhood close to school, shopping etc. Drone video of property upon request.

Key facts

• 1.41 acre lot
• Built 1963
• Listed 61 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; One-story
• Construction: Wood siding construction; Shingle roof; Built on single-story foundation
• Exterior features: Patio; Porch; Rolling, sloped, wooded lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central air conditioning; Heat pump heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $117k (16.3% below list).
• Recommended offer: $117k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.9% 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 $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 61 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $117,172 (16.3% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $159,877
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5311 Katie Ln	0.65mi	3/1.0 (+1)	1,040 (-3%)	11mo	$155,000	$149	50
5425 Tiffany Dr	0.63mi	3/1.0 (+1)	1,091 (+2%)	21mo	$171,000	$157	45
5411 Kendall Dr	0.67mi	3/1.0 (+1)	1,000 (-7%)	14mo	$120,000	$120	41
5247 Doc Bailey Rd	0.65mi	3/1.0 (+1)	1,176 (+10%)	11mo	$31,000	$26	40

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-17,242
• Equity at exit: $20,874

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-8,174
• 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: 10.0×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $86

Break-even live

Break-even rent $1,062

Max offer price $140,000

Occupancy floor 88%

Sensitivity live

Price	-10% $166	-5% $126	+0% $86	+5% $47	+10% $7
Rent	-10% $-6	-5% $40	+0% $86	+5% $133	+10% $179
Rate	-1.0pp $157	-0.5pp $122	base $86	+0.5pp $50	+1.0pp $13

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 7 events

1. 2026-06-05
   days on market $140,000 Active 61 DOM
2. 2026-06-03
   days on market $140,000 Active 60 DOM
3. 2026-06-02
   days on market $140,000 Active 59 DOM
4. 2026-06-01
   days on market $140,000 Active 58 DOM
5. 2026-05-31
   days on market $140,000 Active 57 DOM
6. 2026-05-30
   days on market $140,000 Active 56 DOM
7. 2026-04-05
   listed $140,000 Active

ⓘ 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: $561 · $47/mo
• Projected year-2 tax: $826 · $69/mo
• Expected delta: +$265/yr (+$22/mo · 47.3%)

ⓘ 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 ≥101°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: $14,061
• − Mortgage interest: −$7,842
• − Property taxes: −$561
• − Insurance: −$700
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$4,073
• Taxable loss: −$1,365
• Est. tax savings @ 24.0%: +$328
• After-tax cash flow: $1,365/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

1 event — show timeline

• 2026-04-05 Listed $140,000 HBRMLS

Property tax history

+2.9%/yr

Latest (2025): $561 · -1.3% YoY. Source: county tax records.