Pinnacle (Blue Spruce) Plan · Milton, WV 25541

$111,995

5 bd · 3.0 ba · 2,027 sqft · Manufactured · 323 Days on market

$345/mo HOA · 25% of rent

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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 +11.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +3.3/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Blue Spruce community offers country living and city conveniences without the hustle and bustle. The Blue Spruce community includes 216 modern home sites, along with premier amenities. Mature trees line the community streets and residents enjoy a new playground, a clubhouse equipped with a full kitchen and billiards. Centrally located in West Virginia, Blue Spruce is a quiet, well-maintained neighborhood close to downtown Huntington, schools, shopping, hospitals, entertainment and more. Milton is home to the historic Mud River Covered Bridge Major nearby employers include Mountain Health Network, Marshall University, Cabell County Board of Education, University Physicians & Surgeo

Key facts

• Close to schools
• Billiards
• Modern home sites

Tags

• MODERN HOME SITES
• PREMIER AMENITIES
• NEW PLAYGROUND
• BILLIARDS
• CLOSE TO DOWNTOWN HUNTINGTON
• CLOSE TO SCHOOLS

Property features AI

Finance

• Other: Address: 2208 Kirby Rd, Milton WV 25541; Listing status: Active; List price: 111995
• HOA & community: Association fee of 345

Exterior

• Home design: Single-family plan home
• Exterior features: Living area of 2027

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 bathrooms
• Interior features: Plan home (Pinnacle - Blue Spruce)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $112k.

Deal economics

• At list price, monthly cash flow is $-39 ($-469/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (5.1% below list).
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 4.0% in Milton — 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 61/100 on livability (#197 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: schools D, amenities F, commute F.
• 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: 65 active listings in the ZIP; 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 $774 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $98,555 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 323 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.22% ✓
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-20,407
• Equity at exit: $16,699

10-year hold

• IRR: -10.4%
• Equity multiple: 0.36×
• Total profit: $-20,033
• Equity at exit: $9,683

Cash invested: $31,359 (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 25541

• Home prices YoY: -20.2%
• Active inventory: 65
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,367 medium
• Mortgage (P&I): −$587
• Tax est. 1.5%: −$140 /mo · $1,680/yr
• Insurance: −$47
• HOA: −$345
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-39

Break-even live

Break-even rent $1,416

Max offer price $106,334

Occupancy floor 98%

Sensitivity live

Price	-10% $38	-5% $0	+0% $-39	+5% $-78	+10% $-117
Rent	-10% $-147	-5% $-93	+0% $-39	+5% $15	+10% $69
Rate	-1.0pp $17	-0.5pp $-11	base $-39	+0.5pp $-68	+1.0pp $-98

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: $27,999
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $345 · $4,140/yr

Listing history 17 events

1. 2026-06-21
   days on market $111,995 Active 323 DOM
2. 2026-06-19
   days on market $111,995 Active 321 DOM
3. 2026-06-18
   days on market $111,995 Active 320 DOM
4. 2026-06-17
   days on market $111,995 Active 319 DOM
5. 2026-06-16
   days on market $111,995 Active 318 DOM
6. 2026-06-15
   days on market $111,995 Active 317 DOM
7. 2026-06-14
   days on market $111,995 Active 315 DOM
8. 2026-06-12
   days on market $111,995 Active 314 DOM
9. 2026-06-09
   days on market $111,995 Active 311 DOM
10. 2026-06-08
    days on market $111,995 Active 310 DOM
11. 2026-06-07
    days on market $111,995 Active 309 DOM
12. 2026-06-05
    days on market $111,995 Active 306 DOM
13. 2026-06-03
    days on market $111,995 Active 305 DOM
14. 2026-06-02
    days on market $111,995 Active 304 DOM
15. 2026-06-01
    days on market $111,995 Active 303 DOM
16. 2026-05-31
    days on market $111,995 Active 302 DOM
17. 2026-05-30
    days on market $111,995 Active 301 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,403
• − Mortgage interest: −$6,273
• − Property taxes: −$1,680
• − Insurance: −$560
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − HOA: −$4,140
• − Depreciation: −$3,258
• Taxable loss: −$2,133
• Est. tax savings @ 24.0%: +$512
• After-tax cash flow: $42/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 — Milton

• Score: 61/100
• State rank: #197
• US rank: #17658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,360

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 (97%)
• Race & ethnicity: White 97% Two or more races 1%
• Common ancestry: Serbian 2% Slovak 2% Iranian 1%
• Foreign-born: 1% · Vietnam

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: ▼ -43.35%
• Current HPI: 171.0131
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0