14 Heath Ct · Pea Ridge, WV 25705

$120,000

3 bd · 2.0 ba · 1,360 sqft · SingleFamily public records · 76 Days on market

Built 1994 0.28 ac lot Est $190k · 37% under ↓ 14% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

This is 14 Heath Court, formerly 2 Nicholas Dr, a charming ranch style home in the suburbs of Huntington, WV. Priced attractively at $140,000, this delightful 3 bedroom, 2 bathroom home is a blend of comfort and practicality. As you step inside, feel the warmth of sunlight pouring through tall windows, illuminating the rich hardwood floors that stretch throughout. The open flow of the main living areas invites you to imagine gatherings filled with laughter and shared memories. With a roof that's less than two years old, you'll have peace of mind for years to come. The large laundry room off the garage is a dream, providing ample space for chores and storage alike. Venture outside to discove

Key facts

• Rich hardwood floors
• Front porch
• Ranch style home

Tags

• RANCH STYLE HOME
• RICH HARDWOOD FLOORS
• LARGE LAUNDRY ROOM
• FULLY FENCED YARD
• FRONT PORCH
• BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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.
• 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $112,800 (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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.79%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $190,400
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Nicholas Dr	0.02mi	3/2.0	1,334 (-2%)	13mo	$182,000	$136	85
56 Audra Ln	0.10mi	3/2.0	1,432 (+5%)	14mo	$143,900	$100	75
604 Lost Valley Dr	0.13mi	3/2.0	1,548 (+14%)	9mo	$217,000	$140	64
7 West Pointe Dr	0.64mi	3/2.0	1,376 (+1%)	11mo	$265,000	$193	58
4 W Pointe Dr	0.67mi	3/2.0	1,344 (-1%)	12mo	$290,000	$216	57
4 Birch Dr	0.65mi	3/2.5	1,471 (+8%)	22mo	$224,900	$153	36
49 Forest Hts	0.68mi	3/2.0	1,551 (+14%)	20mo	$190,000	$123	28

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: 10.6%
• Equity multiple: 1.42×
• Total profit: $14,052
• Equity at exit: $17,892

10-year hold

• IRR: 19.6%
• Equity multiple: 2.65×
• Total profit: $55,330
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,635 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $526

Break-even live

Break-even rent $969

Max offer price $120,000

Occupancy floor 63%

Sensitivity live

Price	-10% $594	-5% $560	+0% $526	+5% $492	+10% $458
Rent	-10% $397	-5% $462	+0% $526	+5% $591	+10% $655
Rate	-1.0pp $587	-0.5pp $557	base $526	+0.5pp $495	+1.0pp $463

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: $30,000
• Closing costs: $3,600
• 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	1.13mi

Listing history 7 events

1. 2026-04-07
   status Pending
2. 2026-03-27
   status Active
3. 2026-03-27
   price $120,000
4. 2026-02-18
   status Pending
5. 2025-12-19
   status Active
6. 2025-11-14
   status Pending
7. 2025-11-10
   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: $1,034 · $86/mo
• Projected year-2 tax: $1,034 · $86/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 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: −$6,722
• − Property taxes: −$1,034
• − Insurance: −$600
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$3,491
• Taxable income: $4,634
• Est. tax owed @ 24.0%: −$1,112
• After-tax cash flow: $5,202/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

• 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

-14.3% since first listed

7 events — show timeline

• 2026-04-07 Pending — HBRMLS
• 2026-03-27 Relisted — HBRMLS
• 2026-03-27 Price Changed $120,000 HBRMLS
• 2026-02-18 Pending — HBRMLS
• 2025-12-19 Relisted — HBRMLS
• 2025-11-14 Pending — HBRMLS
• 2025-11-10 Listed $140,000 HBRMLS

Property tax history

+4.6%/yr

Latest (2025): $1,034 · +8.2% YoY. Source: county tax records.