2316 Jefferson Ave · Point Pleasant, WV 25550

$130,000

3 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 9 Days on market

Built 1968 5,227 sqft lot Est $185k · 30% under ↓ 4% since listing

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

3 Bedroom, 2 bathroom Split entry, with 1728 sq. ft. Kitchen with new dishwasher, upper floor with electric fireplace. Family room, office and utlity room with new washer and dryer downstairs. Backyard fire pit with above ground pool that has a new liner. Wood privacy fence and off street parking in back. A lot of furniture will stay with the house. Must see to appreciate!!!!

Key facts

• Off street parking
• New dishwasher
• Electric fireplace

Tags

• NEW DISHWASHER
• ELECTRIC FIREPLACE
• NEW WASHER
• WOOD PRIVACY FENCE
• OFF STREET PARKING
• BACKYARD FIRE PIT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Metal roof

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling heating; Window air conditioning units
• Interior features: Eat-in kitchen; 7 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 11.3% 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; 3 units permitted in Mason County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% 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 $14k of equity ($899 loan paydown + $13k 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 8y 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 $97k; 34% 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 $130,000

Questions for the listing agent

1. Built in 1968 — 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: 1.32% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.95%
• DSCR: 1.80
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $184,896
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2316 Jefferson Ave	0.00mi	3/2.0	1,728 (0%)	0mo	$122,000	$71	100
2309 Jefferson Ave	0.04mi	3/2.0	1,685 (-2%)	6mo	$170,000	$101	89
2218 Mount Vernon Ave	0.14mi	3/1.5	1,752 (+1%)	8mo	$195,500	$112	82
2206 Jefferson Ave	0.16mi	3/2.0	1,691 (-2%)	11mo	$193,500	$114	80
2221 Jackson Ave	0.11mi	3/2.0	1,554 (-10%)	5mo	$175,000	$113	74
123 Pleasant St	0.28mi	3/2.0	1,580 (-9%)	18mo	$165,000	$104	57
2213 N Main St	0.42mi	3/1.0	1,560 (-10%)	11mo	$28,000	$18	51
508 29th St	0.62mi	3/2.5	1,938 (+12%)	1mo	$207,400	$107	48
2903 Meadowbrook Dr	0.72mi	3/2.0	1,661 (-4%)	17mo	$217,500	$131	46
510 29th St	0.62mi	3/2.0	1,906 (+10%)	13mo	$186,000	$98	43
1911 Mount Vernon Ave	0.48mi	3/2.0	1,504 (-13%)	20mo	$195,000	$130	39

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: 37.6%
• Equity multiple: 3.90×
• Total profit: $105,445
• Equity at exit: $117,114

10-year hold

• IRR: 32.4%
• Equity multiple: 8.78×
• Total profit: $283,189
• Equity at exit: $252,561

Cash invested: $36,400 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,710 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $544

Break-even live

Break-even rent $1,021

Max offer price $130,000

Occupancy floor 63%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-29
   status Pending 378-char remark

   Show marketing remark (378 chars)

   3 Bedroom, 2 bathroom Split entry, with 1728 sq. ft. Kitchen with new dishwasher, upper floor with electric fireplace. Family room, office and utlity room with new washer and dryer downstairs. Backyard fire pit with above ground pool that has a new liner. Wood privacy fence and off street parking in back. A lot of furniture will stay with the house. Must see to appreciate!!!!

2. 2026-04-29
   status Pending

   Show marketing remark (378 chars)

   3 Bedroom, 2 bathroom Split entry, with 1728 sq. ft. Kitchen with new dishwasher, upper floor with electric fireplace. Family room, office and utlity room with new washer and dryer downstairs. Backyard fire pit with above ground pool that has a new liner. Wood privacy fence and off street parking in back. A lot of furniture will stay with the house. Must see to appreciate!!!!

3. 2026-04-20
   listed $130,000 Active 378-char remark

   Show marketing remark (378 chars)

   3 Bedroom, 2 bathroom Split entry, with 1728 sq. ft. Kitchen with new dishwasher, upper floor with electric fireplace. Family room, office and utlity room with new washer and dryer downstairs. Backyard fire pit with above ground pool that has a new liner. Wood privacy fence and off street parking in back. A lot of furniture will stay with the house. Must see to appreciate!!!!

4. 2026-04-20
   listed $130,000 Active

   Show marketing remark (378 chars)

   3 Bedroom, 2 bathroom Split entry, with 1728 sq. ft. Kitchen with new dishwasher, upper floor with electric fireplace. Family room, office and utlity room with new washer and dryer downstairs. Backyard fire pit with above ground pool that has a new liner. Wood privacy fence and off street parking in back. A lot of furniture will stay with the house. Must see to appreciate!!!!

5. 2021-05-24
   soldstatus $97,000
6. 2021-05-18
   soldstatus $97,000
7. 2020-11-17
   listed $119,000
8. 2020-03-12
   listed $119,000
9. 2019-04-22
   listed $132,000
10. 2018-10-14
    listed $134,000
11. 2018-07-27
    listed $134,999

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $849 · $71/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: $20,523
• − Mortgage interest: −$7,282
• − Property taxes: −$849
• − Insurance: −$650
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$3,782
• Taxable income: $4,676
• Est. tax owed @ 24.0%: −$1,122
• After-tax cash flow: $5,411/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

-3.7% since first listed

11 events — show timeline

• 2026-04-29 Pending — HBRMLS
• 2026-04-29 Pending — KVBOR
• 2026-04-20 Listed $130,000 HBRMLS
• 2026-04-20 Listed $130,000 KVBOR
• 2021-05-24 Sold (Public Records) $97,000 Public Records
• 2021-05-18 Sold (MLS) $97,000 KVBOR
• 2020-11-17 Listed $119,000 KVBOR
• 2020-03-12 Listed $119,000 KVBOR
• 2019-04-22 Listed $132,000 KVBOR
• 2018-10-14 Listed $134,000 KVBOR
• 2018-07-27 Listed $134,999 KVBOR

Property tax history

+9.6%/yr

Latest (2025): $849 · +0.4% YoY. Source: county tax records.