5031 W Pea Ridge Rd · Barboursville, WV 25705

$619,900

2 bd · 1.5 ba · 6,000 sqft · MultiFamily · 50 Days on market

Built 1972 7,405 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

6 Townhouses for Sale Each unit Offers 2 bedooms and 1 full and one Half Bath. 1000 Sq feet each. Separate Electric Water Sewer. Owner pays Trash. Laundry in Basement on right side Each Unit offers hook up and Storage Area. Equipped Kitchens, All electric Units Great Investment No City fees. Rents 448 $850.00 452 $757 456 $975 460 $772 464 $975 468 $680

Key facts

• 7,405 sq ft lot
• Built 1972
• Listed 49 days

Property features AI

Exterior

• Home design: Residential property; Condo/Townhouse
• Exterior features: Lot approximately 0.17 acres

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Condo/Townhouse layout

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath multifamily listed at $620k.

Deal economics

• At list price, monthly cash flow is $4k ($49k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $620k).
• Recommended offer: $601k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 3.6% 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: 163 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 $4k of loan paydown is wiped out by about $19k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $174k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($601k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $601,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.58% ✓
• Cap rate: 14.19%
• Cash-on-cash: 28.19%
• DSCR: 2.25
• GRM: 5.3

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: 22.4%
• Equity multiple: 1.92×
• Total profit: $159,042
• Equity at exit: $92,429

10-year hold

• IRR: 30.4%
• Equity multiple: 3.72×
• Total profit: $471,997
• Equity at exit: $53,598

Cash invested: $173,572 (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 25705

• Home prices YoY: -24.9%
• Active inventory: 163
• Price-to-rent: 31.6×

Monthly cashflow live

• Estimated rent: $9,810 medium
• Mortgage (P&I): −$3,251
• Tax from tax record: −$163 /mo · $1,955/yr
• Insurance: −$258
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,060
• Net cashflow: $4,078

Break-even live

Break-even rent $4,648

Max offer price $619,900

Occupancy floor 53%

Sensitivity live

Price	-10% $4,429	-5% $4,253	+0% $4,078	+5% $3,902	+10% $3,727
Rent	-10% $3,303	-5% $3,690	+0% $4,078	+5% $4,465	+10% $4,853
Rate	-1.0pp $4,390	-0.5pp $4,236	base $4,078	+0.5pp $3,917	+1.0pp $3,754

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	2	1.5	$9,810
Total (6 units)			$9,810

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: $154,975
• Closing costs: $18,597
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $619,900 Active 50 DOM
2. 2026-06-18
   days on market $619,900 Active 49 DOM
3. 2026-06-17
   days on market $619,900 Active 48 DOM
4. 2026-06-16
   days on market $619,900 Active 47 DOM
5. 2026-06-15
   days on market $619,900 Active 46 DOM
6. 2026-06-14
   days on market $619,900 Active 44 DOM
7. 2026-06-12
   days on market $619,900 Active 43 DOM
8. 2026-06-09
   days on market $619,900 Active 40 DOM
9. 2026-06-08
   days on market $619,900 Active 39 DOM
10. 2026-06-07
    days on market $619,900 Active 38 DOM
11. 2026-06-05
    days on market $619,900 Active 35 DOM
12. 2026-06-03
    days on market $619,900 Active 34 DOM
13. 2026-06-02
    days on market $619,900 Active 33 DOM
14. 2026-06-01
    days on market $619,900 Active 32 DOM
15. 2026-05-31
    days on market $619,900 Active 31 DOM
16. 2026-05-30
    days on market $619,900 Active 30 DOM
17. 2026-04-30
    listed $619,900 Active 355-char remark

    Show marketing remark (355 chars)

    6 Townhouses for Sale Each unit Offers 2 bedooms and 1 full and one Half Bath. 1000 Sq feet each. Separate Electric Water Sewer. Owner pays Trash. Laundry in Basement on right side Each Unit offers hook up and Storage Area. Equipped Kitchens, All electric Units Great Investment No City fees. Rents 448 $850.00 452 $757 456 $975 460 $772 464 $975 468 $680

18. 2026-04-29
    listed $619,900 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: $1,955 · $163/mo
• Projected year-2 tax: $3,657 · $305/mo
• Expected delta: +$1,702/yr (+$142/mo · 87.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $117,720
• − Mortgage interest: −$34,724
• − Property taxes: −$1,955
• − Insurance: −$3,100
• − Repairs & maintenance: −$9,418
• − Management: −$9,418
• − Depreciation: −$18,033
• Taxable income: $41,073
• Est. tax owed @ 24.0%: −$9,857
• After-tax cash flow: $39,077/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

+0.0% since first listed

2 events — show timeline

• 2026-04-30 Listed $619,900 HBRMLS
• 2026-04-29 Listed $619,900 HBRMLS

Property tax history

+0.9%/yr

Latest (2025): $1,955 · -0.1% YoY. Source: county tax records.