102 Marietta St · Point Pleasant, WV 25550

$89,000

2 bd · 1.0 ba · 804 sqft · SingleFamily public records · 3 Days on market

Built 1940 Est $71k · 26% over

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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
• 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
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

INVESTMENT OPPORTUNITY! 2 Bedroom/1 Bath MOVE IN READY & PRICED TO SELL! Conveniently located on a corner lot with a fenced in backyard with two storage buildings. Newer metal roof, gas heat & central A/C. FULL basement for great storage! Well-kept & ready for immediate occupancy. No Appliances. AS-IS.

Key facts

• Metal roof
• Fenced in backyard
• Gas heat

Tags

• CORNER LOT
• FENCED IN BACKYARD
• OUTDOOR STORAGE BUILDINGS
• METAL ROOF
• GAS HEAT
• CENTRAL A/C

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame and plaster construction
• Exterior features: Fenced yard; Metal roof; Lot dimensions approximately 50 x 50 x 80 x 80

Interior

• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Eat-in kitchen; Insulated windows; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Cap rate 16.3% 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, 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 3 units permitted in Mason County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($615 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $54k; list at $89k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.82% ✓
• Cap rate: 16.27%
• Cash-on-cash: 35.64%
• DSCR: 2.59
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $70,752
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2219 Jefferson Ave	0.37mi	2/1.0	830 (+3%)	8mo	$121,000	$146	71
2109 Lincoln Ave	0.26mi	2/1.0	849 (+6%)	13mo	$75,000	$88	67
2615 Lincoln Ave	0.58mi	2/1.0	825 (+3%)	22mo	$30,000	$36	50

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: 51.6%
• Equity multiple: 4.84×
• Total profit: $95,590
• Equity at exit: $80,178

10-year hold

• IRR: 45.3%
• Equity multiple: 10.81×
• Total profit: $244,377
• Equity at exit: $172,907

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 25550

• Home prices YoY: 6.7%
• Active inventory: 58
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,616 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$33 /mo · $392/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $740

Break-even live

Break-even rent $679

Max offer price $89,000

Occupancy floor 49%

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: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2422 Jackson Ave Point Pleasant, WV	1.0	1.0	1000	$1,600	$1.60	43d	1	0.55mi
224 N Park Dr Point Pleasant, WV	1.0	1.0	1000	$1,600	$1.60	43d	1	0.57mi
S Park Dr Point Pleasant, WV	1.0	1.0	1000	$1,650	$1.65	43d	1	0.59mi
1151 Evergreen Dr Point Pleasant, WV	2.0–3.0	1.5	730	$340	$0.47	43d	1	1.07mi

Listing history 5 events

1. 2026-05-22
   status Pending
2. 2026-05-19
   listed $89,000 Active
3. 2022-03-04
   soldstatus $54,000 321-char remark

   Show marketing remark (321 chars)

   INVESTMENT OPPORTUNITY! 2 Bedroom/1 Bath MOVE IN READY & PRICED TO SELL! Conveniently located on a corner lot with a fenced in backyard with two storage buildings. Newer metal roof, gas heat & central A/C. FULL basement for great storage! Well-kept & ready for immediate occupancy. No Appliances. AS-IS.

4. 2021-11-04
   listed $54,000 321-char remark

   Show marketing remark (321 chars)

   INVESTMENT OPPORTUNITY! 2 Bedroom/1 Bath MOVE IN READY & PRICED TO SELL! Conveniently located on a corner lot with a fenced in backyard with two storage buildings. Newer metal roof, gas heat & central A/C. FULL basement for great storage! Well-kept & ready for immediate occupancy. No Appliances. AS-IS.

5. 1979-11-20
   soldstatus $30,000

ⓘ 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: $392 · $33/mo
• Projected year-2 tax: $525 · $44/mo
• Expected delta: +$133/yr (+$11/mo · 33.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 33% 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: $19,392
• − Mortgage interest: −$4,985
• − Property taxes: −$392
• − Insurance: −$445
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$2,589
• Taxable income: $7,878
• Est. tax owed @ 24.0%: −$1,891
• After-tax cash flow: $6,991/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

+196.7% since first listed

5 events — show timeline

• 2026-05-22 Pending — KVBOR
• 2026-05-19 Listed $89,000 KVBOR
• 2022-03-04 Sold (MLS) $54,000 KVBOR
• 2021-11-04 Listed $54,000 KVBOR
• 1979-11-20 Sold (Public Records) $30,000 Public Records

Property tax history

-3.0%/yr

Latest (2025): $392 · -3.2% YoY. Source: county tax records.