5966 East Pea Ridge Rd · Pea Ridge, WV 25705

$149,900

2 bd · 2.0 ba · 1,441 sqft · SingleFamily public records · 15 Days on market

Built 1940 0.33 ac lot Est $209k · 28% 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +5.9/10.0
• 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

East Pea Ridge, Barboursville Schools, .33 Acre lot Lots of Uses, Plent of room for additions or Extra Rooms in Basement area. Metal roof Central heat and AC, Bath on lower level, Center Island Kitchen, Dining room, No Fha or Va loans Sold as is condition.

Key facts

• Metal roof
• .33 acre lot
• Dining room

Tags

• .33 ACRE LOT
• METAL ROOF
• CENTER ISLAND KITCHEN
• DINING ROOM

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Frame construction with vinyl siding
• Exterior features: Front porch; Chain link fencing; Metal roof; Rolling/sloped lot

Interior

• Kitchen: Refrigerator included
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Basement with walk-out access (concrete, full; partially finished and unfinished areas)
• Interior features: Insulated windows; Storm door(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.4% in Pea Ridge — 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 (#9 in WV, #1,254 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, 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.
• Zoned schools: Village of Barboursville Elementary Sch (math 49% / reading 48%, grade D, #62 of 377 statewide, top 16%, 562 students, 0% FRL); Barboursville Middle School (math 32% / reading 56%, grade D, #11 of 109 statewide, top 9%, 679 students, 0% FRL); Cabell Midland High School (math 25% / reading 56%, grade F, #19 of 110 statewide, top 17%, 1,757 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 163 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

• It's been on market 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.09% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.74%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $208,945
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6046 East Pea Ridge Rd	0.22mi	2/1.5	1,408 (-2%)	12mo	$148,900	$106	74
8 Blakeney Rose Ln	0.34mi	3/2.0 (+1)	1,393 (-3%)	1mo	$202,000	$145	73
113 Stonewood Dr	0.15mi	2/3.0	1,545 (+7%)	5mo	$223,000	$144	73
104 Stonewood Dr	0.15mi	3/3.0 (+1)	1,584 (+10%)	0mo	$82,000	$52	67
5 Sentiment Way, C Way	0.51mi	3/2.0 (+1)	1,530 (+6%)	1mo	$366,000	$239	60
3 Sentiment Way, Suite A Way	0.50mi	3/2.0 (+1)	1,554 (+8%)	2mo	$362,000	$233	57
743 East Pea Ridge Rd	0.18mi	3/2.0 (+1)	1,640 (+14%)	8mo	$279,000	$170	56
1 Dogwood Place Pl	0.61mi	3/2.5 (+1)	1,538 (+7%)	1mo	$235,000	$153	52
70 Pinecrest Dr	0.63mi	3/1.5 (+1)	1,392 (-3%)	14mo	$170,000	$122	46
12 Crestridge Dr	0.49mi	3/2.5 (+1)	1,612 (+12%)	9mo	$210,000	$130	43
38 Walmott Dr	0.64mi	3/2.0 (+1)	1,631 (+13%)	1mo	$240,500	$147	42
44 Rosalind Ct	0.63mi	3/2.0 (+1)	1,612 (+12%)	10mo	$93,500	$58	37

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-409
• Equity at exit: $22,351

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $30,258
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,635 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $376

Break-even live

Break-even rent $1,159

Max offer price $149,900

Occupancy floor 72%

Sensitivity live

Price	-10% $461	-5% $418	+0% $376	+5% $333	+10% $291
Rent	-10% $247	-5% $311	+0% $376	+5% $440	+10% $505
Rate	-1.0pp $451	-0.5pp $414	base $376	+0.5pp $337	+1.0pp $297

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: $37,475
• Closing costs: $4,497
• 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	44d	1	1.05mi

Listing history 12 events

1. 2026-06-19
   days on market $149,900 Active 15 DOM
2. 2026-06-18
   days on market $149,900 Active 14 DOM
3. 2026-06-17
   days on market $149,900 Active 13 DOM
4. 2026-06-16
   days on market $149,900 Active 12 DOM
5. 2026-06-15
   days on market $149,900 Active 11 DOM
6. 2026-06-14
   days on market $149,900 Active 9 DOM
7. 2026-06-12
   days on market $149,900 Active 8 DOM
8. 2026-06-09
   days on market $149,900 Active 5 DOM
9. 2026-06-08
   days on market $149,900 Active 4 DOM
10. 2026-06-07
    days on market $149,900 Active 3 DOM
11. 2026-06-05
    remarks 256-char remark
12. 2026-06-05
    listed $149,900 Active 1 DOM

ⓘ 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: $808 · $67/mo
• Projected year-2 tax: $884 · $74/mo
• Expected delta: +$76/yr (+$6/mo · 9.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $19,620
• − Mortgage interest: −$8,397
• − Property taxes: −$808
• − Insurance: −$750
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$4,361
• Taxable income: $2,165
• Est. tax owed @ 24.0%: −$520
• After-tax cash flow: $3,989/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 — Pea Ridge

• Score: 82/100
• State rank: #9
• US rank: #1254

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pea Ridge, WV
• 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

1 event — show timeline

• 2026-06-03 Listed $149,900 HBRMLS

Property tax history

-2.3%/yr

Latest (2025): $808 · +14.6% YoY. Source: county tax records.