490 Hawthorne Ln · Point Pleasant, WV 25550

$260,000

3 bd · 2.0 ba · 1,302 sqft · SingleFamily public records · 10 Days on market

Built 1996 0.51 ac lot Est $255k · at est.

---

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).

• Appreciation +10.0/10.0
• Cash flow +8.8/30.0
• ARV discount +6.7/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.2/10.0
• 1% rule +1.4/10.0

Listing remarks

A delightful residence nestled just minutes from the City of Point Pleasant. This property is complete with a double lot and a fenced in back yard. The home features 3 bedrooms and two full baths, in which one bath includes a nice skylight that fills the room with natural lighting. The living room is complete with a large fire place. The eat-in kitchen with ample cabinetry, tile flooring. The property includes a two car attached garage PLUS a 1-car detached garage along with an outdoor storage building.

Key facts

• Large fire place
• Ample cabinetry
• Double lot

Tags

• DOUBLE LOT
• FENCED IN BACK YARD
• SKYLIGHT
• LARGE FIRE PLACE
• AMPLE CABINETRY
• TILE FLOORING

Property features AI

Exterior

• Parking: 3 total parking spaces; 3-car garage; Attached garage; Detached garage
• Utilities: Public water; Public sewer
• Home design: Residential ranch
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Metal roof; Lot about 0.51 acres; Subdivision: Meadowlands Estate; Directions: From Point Pleasant head North on Route 62 for about 5 miles. Turn right onto University Ln and in 0.2 miles turn right onto Hawthorne Lane. Continue on Hawthorne Lane home will be located on your right.

Interior

• Kitchen: Eat-in kitchen
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Eat-in kitchen; Insulated windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (36.2% below list).
• Recommended offer: $166k (36.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#95 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, employment D, amenities F.
• Mason County Schools (town): math 20% / reading 33% proficiency, ranked #44 of 55 in WV (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pt. Pleasant Primary (351 students, 0% FRL); Point Pleasant Junior/Senior High School (math 13% / reading 35%, grade F, #95 of 110 statewide, top 86%, 1,107 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: 58 active listings in the ZIP; 3 units permitted in Mason County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Mason County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $82k; list at $260k implies a 217% gain — meaningful room to come down on a strong offer.

Recommended offer $165,876 (36.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.64% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.53%
• DSCR: 0.84
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $255,192
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
343 Hawthorne Ln	0.19mi	3/2.0	1,474 (+13%)	0mo	$353,760	$240	69
116 Milton Rd	0.38mi	3/2.0	1,402 (+8%)	23mo	$275,000	$196	50
585 Camp Conley Rd	0.39mi	3/2.0	1,493 (+15%)	24mo	$262,370	$176	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.76×
• Total profit: $127,816
• Equity at exit: $234,229

10-year hold

• IRR: 19.6%
• Equity multiple: 6.31×
• Total profit: $386,843
• Equity at exit: $505,123

Cash invested: $72,800 (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 25550

• Home prices YoY: 6.7%
• Active inventory: 58
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,659 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-214

Break-even live

Break-even rent $1,930

Max offer price $222,153

Occupancy floor —

Sensitivity live

Price	-10% $-67	-5% $-141	+0% $-214	+5% $-288	+10% $-361
Rent	-10% $-345	-5% $-280	+0% $-214	+5% $-149	+10% $-83
Rate	-1.0pp $-83	-0.5pp $-148	base $-214	+0.5pp $-282	+1.0pp $-350

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-22
   days on market $260,000 Active 10 DOM
2. 2026-06-21
   days on market $260,000 Active 9 DOM
3. 2026-06-19
   days on market $260,000 Active 7 DOM
4. 2026-06-18
   days on market $260,000 Active 6 DOM
5. 2026-06-17
   days on market $260,000 Active 5 DOM
6. 2026-06-16
   days on market $260,000 Active 4 DOM
7. 2026-06-15
   days on market $260,000 Active 3 DOM
8. 2026-06-13
   remarks 508-char remark
9. 2026-06-13
   listed $260,000 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: $634 · $53/mo
• Projected year-2 tax: $1,534 · $128/mo
• Expected delta: +$900/yr (+$75/mo · 141.8%)

ⓘ 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 ≥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: $19,905
• − Mortgage interest: −$14,564
• − Property taxes: −$634
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$7,564
• Taxable loss: −$7,342
• Est. tax savings @ 24.0%: +$1,762
• After-tax cash flow: $-809/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: Mason County Schools
• NCES district ID: 5400780
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 33% ▼ -10.00%
• Median HH income: $37,623
• Composite: 22.07/100
• National rank: #8191
• State rank: #44 of 55 in WV

Livability — Point Pleasant

• Score: 67/100
• State rank: #95
• US rank: #10881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mason · 14,594 people
• Population (ZIP): 8,925
• Household income: $49,940
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 10.6

Population outlook (Mason County) Hauer SSP2

• Today (2025): 26,174 people
• By 2030: 25,482 · -2.6%
• By 2040: 23,934 · -8.6%
• By 2050: 22,432 · -14.3%
• By 2075: 19,241 · -26.5%
• By 2100: 15,427 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Mason

• 2024 margin: Solid R (+58.0) · D 20.0% · R 78.0% · Other 1.9%
• 2008→2024 swing: -45.1pp toward R · 2008: -12.9pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+53.2 2016: R+54.7 2012: R+20.3 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.63%
• Current HPI: 185.6226
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+217.1% since first listed

3 events — show timeline

• 2026-06-12 Listed $260,000 KVBOR
• 2025-06-01 Listed $260,000 KVBOR
• 1995-12-12 Sold (Public Records) $82,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $634 · +26.1% YoY. Source: county tax records.