3728 Redmond Ridge Rd · Henderson, WV 25515

$129,900

5 bd · 2.0 ba · 1,361 sqft · SingleFamily public records · 240 Days on market

Built 1941 0.43 ac lot $95/sqft · 56% below area

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Why this score? — see what drove the C 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 +21.1/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Versatile home in Gallipolis Ferry on 0.43 acres with a peaceful country feel, just minutes from town. Features 4 bedrooms, 2 full baths, plus additional rooms that can serve as bedrooms, office, or flex space. The main floor includes a living room, dining room, family room, and kitchen. Enjoy the newer side wood deck and a walkout basement offering extra storage or future living space. Recent updates include a metal roof and drywall in some rooms. This was an investment property. Owner never lived in home. Buyer to verify all information. SOLD AS IS. Schedule your tour today!

Key facts

• Newer side wood deck
• Walkout basement
• Metal roof

Tags

• NEWER SIDE WOOD DECK
• WALKOUT BASEMENT
• METAL ROOF
• FLEX SPACE

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (2.3% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#269 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, 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.
• Market conditions: 11 active listings in the ZIP; 3 units permitted in Mason County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($898 loan paydown + $7k appreciation (5.3% 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 (5.3% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $35k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (median comp): $334,713
• List price: $129,900
• Delta: -61.19%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3334 Redmond Ridge Rd	0.21mi	4/1.0 (-1)	1,496 (+10%)	7mo	$325,000	$217	58

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

Projected returns pro-forma

5.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.20×
• Total profit: $43,672
• Equity at exit: $75,731

10-year hold

• IRR: 18.5%
• Equity multiple: 4.32×
• Total profit: $120,909
• Equity at exit: $132,486

Cash invested: $36,372 (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 25515

• Home prices YoY: 3.2%
• Active inventory: 11
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $185

Break-even live

Break-even rent $1,035

Max offer price $129,900

Occupancy floor 80%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $129,900 Active 240 DOM
2. 2026-06-18
   days on market $129,900 Active 239 DOM
3. 2026-06-17
   days on market $129,900 Active 238 DOM
4. 2026-06-16
   days on market $129,900 Active 237 DOM
5. 2026-06-15
   days on market $129,900 Active 236 DOM
6. 2026-06-14
   days on market $129,900 Active 234 DOM
7. 2026-06-12
   days on market $129,900 Active 233 DOM
8. 2026-06-09
   days on market $129,900 Active 230 DOM
9. 2026-06-08
   days on market $129,900 Active 229 DOM
10. 2026-06-07
    days on market $129,900 Active 228 DOM
11. 2026-06-05
    days on market $129,900 Active 225 DOM
12. 2026-06-03
    days on market $129,900 Active 224 DOM
13. 2026-06-02
    days on market $129,900 Active 223 DOM
14. 2026-06-01
    days on market $129,900 Active 222 DOM
15. 2026-05-31
    days on market $129,900 Active 221 DOM
16. 2026-05-30
    days on market $129,900 Active 220 DOM
17. 2026-04-20
    price $129,900 583-char remark

    Show marketing remark (583 chars)

    Versatile home in Gallipolis Ferry on 0.43 acres with a peaceful country feel, just minutes from town. Features 4 bedrooms, 2 full baths, plus additional rooms that can serve as bedrooms, office, or flex space. The main floor includes a living room, dining room, family room, and kitchen. Enjoy the newer side wood deck and a walkout basement offering extra storage or future living space. Recent updates include a metal roof and drywall in some rooms. This was an investment property. Owner never lived in home. Buyer to verify all information. SOLD AS IS. Schedule your tour today!

18. 2026-01-23
    price $135,000 583-char remark

    Show marketing remark (583 chars)

    Versatile home in Gallipolis Ferry on 0.43 acres with a peaceful country feel, just minutes from town. Features 4 bedrooms, 2 full baths, plus additional rooms that can serve as bedrooms, office, or flex space. The main floor includes a living room, dining room, family room, and kitchen. Enjoy the newer side wood deck and a walkout basement offering extra storage or future living space. Recent updates include a metal roof and drywall in some rooms. This was an investment property. Owner never lived in home. Buyer to verify all information. SOLD AS IS. Schedule your tour today!

19. 2025-11-14
    price $155,000 583-char remark

    Show marketing remark (583 chars)

    Versatile home in Gallipolis Ferry on 0.43 acres with a peaceful country feel, just minutes from town. Features 4 bedrooms, 2 full baths, plus additional rooms that can serve as bedrooms, office, or flex space. The main floor includes a living room, dining room, family room, and kitchen. Enjoy the newer side wood deck and a walkout basement offering extra storage or future living space. Recent updates include a metal roof and drywall in some rooms. This was an investment property. Owner never lived in home. Buyer to verify all information. SOLD AS IS. Schedule your tour today!

20. 2025-10-22
    listed $165,000 Active 583-char remark

    Show marketing remark (583 chars)

    Versatile home in Gallipolis Ferry on 0.43 acres with a peaceful country feel, just minutes from town. Features 4 bedrooms, 2 full baths, plus additional rooms that can serve as bedrooms, office, or flex space. The main floor includes a living room, dining room, family room, and kitchen. Enjoy the newer side wood deck and a walkout basement offering extra storage or future living space. Recent updates include a metal roof and drywall in some rooms. This was an investment property. Owner never lived in home. Buyer to verify all information. SOLD AS IS. Schedule your tour today!

21. 2018-04-25
    listed $59,900
22. 2016-08-19
    listed $64,900

ⓘ 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: $985 · $82/mo
• Projected year-2 tax: $985 · $82/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: $15,224
• − Mortgage interest: −$7,276
• − Property taxes: −$985
• − Insurance: −$650
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$3,779
• Taxable income: $98
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $2,194/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 — Henderson

• Score: 56/100
• State rank: #269
• US rank: #22635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mason · 14,594 people
• Population (ZIP): 2,319
• Household income: $46,237
• Rent vs Own: 12.6% rent · 87.4% own

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 (92%)
• Race & ethnicity: White 92% Two or more races 7% Asian 1%
• Common ancestry: Serbian 1% Iranian 1%

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: ▲ 5.27%
• Current HPI: 167.135
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+100.2% since first listed

6 events — show timeline

• 2026-04-20 Price Changed $129,900 KVBOR
• 2026-01-23 Price Changed $135,000 KVBOR
• 2025-11-14 Price Changed $155,000 KVBOR
• 2025-10-22 Listed $165,000 KVBOR
• 2018-04-25 Listed $59,900 KVBOR
• 2016-08-19 Listed $64,900 KVBOR

Property tax history

+6.3%/yr

Latest (2025): $985 · +24.3% YoY. Source: county tax records.