2808 Meadowbrook Dr · Point Pleasant, WV 25550

$237,000

3 bd · 1.5 ba · 1,479 sqft · SingleFamily public records · 91 Days on market

Built 1962 0.27 ac lot

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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 +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.3/10.0
• Schools +2.2/10.0

Listing remarks MLS

HOME SWEET HOME-THIS ONE IS FOR YOU! MOVE-IN READY 3 BEDROOM/1.5 BATH SPACIOUS HOME IN THE MEADOWBROOK NEIGHBORHOOD FEATURING A BEAUTIFUL FIREPLACE IN THE LARGE LIVING ROOM, HARDWOOD FLOORS, CEDAR CLOSET IN MASTER BEDROOM, POCKET DOORS, A FULL BASEMENT FOR GREAT STORAGE WITH AN EXTRA SHOWER (PERFECT FOR PETS!) & FIREPLACE, 1 CAR ATTACHED GARAGE W/ NEW DOOR AND OPENER, & STORAGE BUILDING. GREAT UPDATES INCLUDE A NEW METAL ROOF, NEWER GAS FURNACE, CENTRAL AIR, & VINYL WINDOWS. KITCHEN UPDATES W/ STAINLESS STEEL REFRIGERATOR, OVEN, & MICROWAVE, NEW COUNTERTOPS & HARDWARE. GREAT OUTDOOR LIVING SPACE IN COVERED PATIO OVERLOOKING THE FENCED BACK YARD ON AN OVERSIZED LOT! ALL NEW FRONT LANDSCAPING WITH 1 YEAR WARRANTY. YOU CAN FEEL THE QUALITY IN THIS LUTTON-BUILT HOME, DON'T WAIT TO CHECK IT OUT!

Key facts

• Updated full bath
• Full basement
• Fenced backyard

Tags

• UPDATED FULL BATH
• STONE WOOD-BURNING FIREPLACE
• HARDWOOD FLOORS
• STAINLESS STEEL APPLIANCES
• FULL BASEMENT
• FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Ranch-style residential property; Single-story
• Construction: Aluminum siding and stone exterior; Metal roof
• Exterior features: Fenced yard; Outdoor storage

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Insulated windows; Storage; Full basement; Two fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $237k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (26.9% below list).
• Recommended offer: $173k (26.9% 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 42% 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 $25k of equity ($2k loan paydown + $24k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $191k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,241 (26.9% 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. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $153,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10971 Ripley Rd	0.23mi	4/2.0 (+1)	1,520 (+3%)	14mo	$185,000	$122	66
2915 Meadowbrook Dr	0.15mi	2/2.5 (-1)	1,396 (-6%)	12mo	$190,000	$136	65
2903 Meadowbrook Dr	0.09mi	3/2.0	1,661 (+12%)	17mo	$217,500	$131	59
191 N Park Dr	0.45mi	3/1.5	1,332 (-10%)	9mo	$147,000	$110	55
123 Pleasant St	0.47mi	3/2.0	1,580 (+7%)	18mo	$165,000	$104	49
518 Burdette Dr	0.63mi	4/2.0 (+1)	1,568 (+6%)	7mo	$19,500	$12	48
3220 Franklin Ave	0.60mi	3/2.0	1,352 (-9%)	11mo	$95,000	$70	47
150 S Park Dr	0.53mi	3/1.0	1,304 (-12%)	11mo	$107,000	$82	45
151 S Park Dr	0.49mi	3/2.0	1,304 (-12%)	13mo	$135,000	$104	45
2618 Madison Ave	0.72mi	3/1.0	1,348 (-9%)	16mo	$78,000	$58	36
2618 Madison Ave	0.72mi	3/1.0	1,348 (-9%)	16mo	$78,000	$58	36
2309 Jefferson Ave	0.75mi	3/2.0	1,685 (+14%)	6mo	$170,000	$101	35

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: 21.8%
• Equity multiple: 2.76×
• Total profit: $116,587
• Equity at exit: $213,508

10-year hold

• IRR: 19.6%
• Equity multiple: 6.32×
• Total profit: $353,099
• Equity at exit: $460,439

Cash invested: $66,360 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,732 medium
• Mortgage (P&I): −$1,243
• Tax from tax record: −$223 /mo · $2,674/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-196

Break-even live

Break-even rent $1,980

Max offer price $202,412

Occupancy floor —

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: $59,250
• Closing costs: $7,110
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-15
   status Pending
2. 2026-04-07
   price $237,000
3. 2026-02-23
   price $239,000
4. 2026-02-13
   listed $245,000 Active
5. 2024-02-14
   soldstatus $191,000
6. 2024-02-01
   soldstatus $191,000 828-char remark

   Show marketing remark (828 chars)

   HOME SWEET HOME-THIS ONE IS FOR YOU! MOVE-IN READY 3 BEDROOM/1.5 BATH SPACIOUS HOME IN THE MEADOWBROOK NEIGHBORHOOD FEATURING A BEAUTIFUL FIREPLACE IN THE LARGE LIVING ROOM, HARDWOOD FLOORS, CEDAR CLOSET IN MASTER BEDROOM, POCKET DOORS, A FULL BASEMENT FOR GREAT STORAGE WITH AN EXTRA SHOWER (PERFECT FOR PETS!) & FIREPLACE, 1 CAR ATTACHED GARAGE W/ NEW DOOR AND OPENER, & STORAGE BUILDING. GREAT UPDATES INCLUDE A NEW METAL ROOF, NEWER GAS FURNACE, CENTRAL AIR, & VINYL WINDOWS. KITCHEN UPDATES W/ STAINLESS STEEL REFRIGERATOR, OVEN, & MICROWAVE, NEW COUNTERTOPS & HARDWARE. GREAT OUTDOOR LIVING SPACE IN COVERED PATIO OVERLOOKING THE FENCED BACK YARD ON AN OVERSIZED LOT! ALL NEW FRONT LANDSCAPING WITH 1 YEAR WARRANTY. YOU CAN FEEL THE QUALITY IN THIS LUTTON-BUILT HOME, DON'T WAIT TO CHECK IT OUT!

7. 2023-12-07
   listed $189,000 828-char remark

   Show marketing remark (828 chars)

   HOME SWEET HOME-THIS ONE IS FOR YOU! MOVE-IN READY 3 BEDROOM/1.5 BATH SPACIOUS HOME IN THE MEADOWBROOK NEIGHBORHOOD FEATURING A BEAUTIFUL FIREPLACE IN THE LARGE LIVING ROOM, HARDWOOD FLOORS, CEDAR CLOSET IN MASTER BEDROOM, POCKET DOORS, A FULL BASEMENT FOR GREAT STORAGE WITH AN EXTRA SHOWER (PERFECT FOR PETS!) & FIREPLACE, 1 CAR ATTACHED GARAGE W/ NEW DOOR AND OPENER, & STORAGE BUILDING. GREAT UPDATES INCLUDE A NEW METAL ROOF, NEWER GAS FURNACE, CENTRAL AIR, & VINYL WINDOWS. KITCHEN UPDATES W/ STAINLESS STEEL REFRIGERATOR, OVEN, & MICROWAVE, NEW COUNTERTOPS & HARDWARE. GREAT OUTDOOR LIVING SPACE IN COVERED PATIO OVERLOOKING THE FENCED BACK YARD ON AN OVERSIZED LOT! ALL NEW FRONT LANDSCAPING WITH 1 YEAR WARRANTY. YOU CAN FEEL THE QUALITY IN THIS LUTTON-BUILT HOME, DON'T WAIT TO CHECK IT OUT!

8. 2023-08-28
   soldstatus $123,000

ⓘ 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: $2,674 · $223/mo
• Projected year-2 tax: $2,674 · $223/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 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: $20,789
• − Mortgage interest: −$13,276
• − Property taxes: −$2,674
• − Insurance: −$1,185
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$6,895
• Taxable loss: −$6,566
• Est. tax savings @ 24.0%: +$1,576
• After-tax cash flow: $-774/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

• Census place: Point Pleasant, WV
• 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

+92.7% since first listed

8 events — show timeline

• 2026-05-15 Pending — KVBOR
• 2026-04-07 Price Changed $237,000 KVBOR
• 2026-02-23 Price Changed $239,000 KVBOR
• 2026-02-13 Listed $245,000 KVBOR
• 2024-02-14 Sold (Public Records) $191,000 Public Records
• 2024-02-01 Sold (MLS) $191,000 KVBOR
• 2023-12-07 Listed $189,000 KVBOR
• 2023-08-28 Sold (Public Records) $123,000 Public Records

Property tax history

+16.3%/yr

Latest (2025): $2,674 · +138.7% YoY. Source: county tax records.