612 Cross Lanes Dr · Cross Lanes, WV 25143

$89,000

4 bd · 2.0 ba · 1,324 sqft · SingleFamily public records · 76 Days on market

Built 1956 0.38 ac lot Est $134k · 33% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

CENTRALLY LOCATED 4 BEDROOM 2 FULL BATH HOME WITH DOUBLE CAR GARAGE. CLOSE TO ALL AMENITIES. THIS HOME NEEDS TLC BUT HAS LOTS OF POTENTIAL.

Key facts

• 0.38 acre lot
• 2 garage spots
• Built 1956

Property features AI

Finance

• Other: Lot approximately 0.38 acres (dimensions: 140 x 141 x 151 x 175)

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Ranch-style residential home; Single-story
• Construction: Stone and vinyl siding exterior; Composition/shingle roof; No basement (listed as none) with sump pump
• Exterior features: Deck; Porch

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Total of 9 rooms (includes bedrooms and living spaces)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Insulated windows; Sump pump in basement
• Laundry & utility: Sump pump (basement)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: Cross Lanes Elementary School (math 42% / reading 42%, grade F, #87 of 377 statewide, top 28%, 309 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: 39 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 $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.44% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.34%
• DSCR: 1.95
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $133,724
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Cobble Ln	0.71mi	3/1.5 (-1)	1,320 (-0%)	5mo	$260,000	$197	55
115 Valley Dr	0.42mi	3/1.0 (-1)	1,236 (-7%)	7mo	$125,000	$101	55
5 Hambrick Rd	0.48mi	4/1.5	1,231 (-7%)	12mo	$120,000	$97	53

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $5,894
• Equity at exit: $13,270

10-year hold

• IRR: 15.5%
• Equity multiple: 2.26×
• Total profit: $31,486
• Equity at exit: $7,695

Cash invested: $24,920 (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 25143

• Home prices YoY: -19.2%
• Active inventory: 39
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$37
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $318

Break-even live

Break-even rent $882

Max offer price $89,000

Occupancy floor 70%

Sensitivity live

Price	-10% $368	-5% $343	+0% $318	+5% $293	+10% $268
Rent	-10% $216	-5% $267	+0% $318	+5% $369	+10% $419
Rate	-1.0pp $363	-0.5pp $341	base $318	+0.5pp $295	+1.0pp $271

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-19
   status Pending
2. 2026-05-11
   status Active
3. 2026-03-27
   status Pending
4. 2026-01-20
   listed $89,000 Active
5. 2023-08-18
   historical $1,220
6. 2023-08-06
   listed $1,220
7. 2022-07-29
   price $1,000

ⓘ 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: $818 · $68/mo
• Projected year-2 tax: $818 · $68/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 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 20 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: $15,419
• − Mortgage interest: −$4,985
• − Property taxes: −$818
• − Insurance: −$1,948
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$2,589
• Taxable income: $2,612
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $3,188/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
• Population (ZIP): 9,185

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% Two or more races 8% Hispanic / Latino 1% Black 1%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1% Other Indo-European 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: ▼ -48.75%
• Current HPI: 205.6038
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+8800.0% since first listed

7 events — show timeline

• 2026-05-19 Pending — KVBOR
• 2026-05-11 Relisted — KVBOR
• 2026-03-27 Pending — KVBOR
• 2026-01-20 Listed $89,000 KVBOR
• 2023-08-18 Rental Removed $1,220 BUILDIUM
• 2023-08-06 Listed for Rent $1,220 BUILDIUM
• 2022-07-29 Price Changed $1,000 BUILDIUM

Property tax history

+8.3%/yr

Latest (2025): $818 · +0.0% YoY. Source: county tax records.