300 Apple Tree Dr · Point Pleasant, WV 25550

$49,000

1 bd · 1.0 ba · 768 sqft · SingleFamily · 57 Days on market

Built 2003 Fair condition 0.45 ac lot $64/sqft · 48% below area Est $95k · 48% under ↓ 6% since listing

---

Why this score? — see what drove the A 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

TINY HOUSE LIVING AMONG THE WV HILLS! Fire destroyed main home on this property. 31x24 Pool house remains that could be temporary housing while you build. Tiny Home has an open kitchen/living/dining with a private bedroom and bath, wrap around deck, & its own septic. Orig. home site has electric, water & septic with an intact foundation measuring 42x24 with potential for rebuilding or possible manufactured home site. Also remaining is 16x38 In-Ground Diving Pool that had liner damage but w/ intact pool equipment. New roof in 2022. New siding with a few remaining things to finish like eves & soffit.

Key facts

• Private bedroom
• Wrap around deck
• Intact foundation

Tags

• OPEN KITCHEN LIVING DINING
• PRIVATE BEDROOM
• WRAP AROUND DECK
• INTACT FOUNDATION
• IN-GROUND DIVING POOL
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $49k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.9% vs local median 6.1% in Point Pleasant — 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 (#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, schools 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.
• Market conditions: 58 active listings in the ZIP; 3 units permitted in Mason County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $5k of equity ($339 loan paydown + $5k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.73% ✓
• Cap rate: 23.88%
• Cash-on-cash: 62.82%
• DSCR: 3.80
• GRM: 3.1

CMA / ARV

• ARV (median comp): $94,600
• List price: $49,000
• Delta: -48.20%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 74.7%
• Equity multiple: 6.28×
• Total profit: $72,451
• Equity at exit: $44,143

10-year hold

• IRR: 68.6%
• Equity multiple: 13.93×
• Total profit: $177,423
• Equity at exit: $95,196

Cash invested: $13,720 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,338 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $718

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 41%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-13
   price $49,000 622-char remark

   Show marketing remark (622 chars)

   TINY HOUSE LIVING AMONG THE WV HILLS! Fire destroyed main home on this property. 31x24 Pool house remains that could be temporary housing while you build. Tiny Home has an open kitchen/living/dining with a private bedroom and bath, wrap around deck, & its own septic. Orig. home site has electric, water & septic with an intact foundation measuring 42x24 with potential for rebuilding or possible manufactured home site. Also remaining is 16x38 In-Ground Diving Pool that had liner damage but w/ intact pool equipment. New roof in 2022. New siding with a few remaining things to finish like eves & soffit.

2. 2026-03-30
   listed $52,000 Active 622-char remark

   Show marketing remark (622 chars)

   TINY HOUSE LIVING AMONG THE WV HILLS! Fire destroyed main home on this property. 31x24 Pool house remains that could be temporary housing while you build. Tiny Home has an open kitchen/living/dining with a private bedroom and bath, wrap around deck, & its own septic. Orig. home site has electric, water & septic with an intact foundation measuring 42x24 with potential for rebuilding or possible manufactured home site. Also remaining is 16x38 In-Ground Diving Pool that had liner damage but w/ intact pool equipment. New roof in 2022. New siding with a few remaining things to finish like eves & soffit.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 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: $16,053
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$1,425
• Taxable income: $8,335
• Est. tax owed @ 24.0%: −$2,000
• After-tax cash flow: $6,618/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations, including painting, replacing the deck, repairing siding, and replacing flooring. These updates will significantly improve its resale and rental value.

Repairs flagged

• Major Deck — The deck is in poor condition with visible rot and damage.
• Moderate Siding — There are missing or damaged sections of siding.
• Minor Flooring — The hardwood flooring appears worn but not severely damaged.

Value-add opportunities

• Resale Paint exterior — Fresh paint can significantly improve the home's curb appeal and value.
• Both Replace deck — A new deck can enhance the home's functionality and aesthetic appeal, benefiting both resale and rental.
• Resale Repair siding — Fixing the siding will improve the home's appearance and reduce maintenance costs.
• Resale Replace flooring — New flooring can make the interior look fresh and modern, enhancing the home's value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck · The deck is in poor condition with visible rot and damage.	Major	$15,000–50,000
Siding · There are missing or damaged sections of siding.	Moderate	$3,000–15,000
Flooring · The hardwood flooring appears worn but not severely damaged.	Minor	$500–3,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint can significantly improve the home's curb appeal and value. ↑
• Both Replace deck — A new deck can enhance the home's functionality and aesthetic appeal, benefiting both resale and rental. ↑
• Resale Repair siding — Fixing the siding will improve the home's appearance and reduce maintenance costs. ↑
• Resale Replace flooring — New flooring can make the interior look fresh and modern, enhancing the home's value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-5.8% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $49,000 KVBOR
• 2026-03-30 Listed $52,000 KVBOR