509 Mcneil Ave · Point Pleasant, WV 25550

$249,000

3 bd · 1.5 ba · 1,616 sqft · SingleFamily public records · 120 Days on market

Built 1968 Est $189k · 32% over

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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).

• Cash flow +10.0/30.0
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this brick front ranch in the desirable Parrish Ave neighborhood, offering the ease of one-level living. Inside, you'll find main-floor laundry and a thoughtfully designed layout that maximizes both comfort and functionality. The spacious kitchen features custom touches including roll-out drawers, making everyday living a breeze. A standout family room addition with vaulted ceilings adds valuable flexibility- perfect as extra living space, a fourth bedroom, or even a private primary suite. The home offers 1.5 baths with a convenient Jack-and-Jill setup and a walk-in shower designed for easy access. Step outside to a fully fenced backyard, ideal for pets, play, or entertaining, with ample space to expand by adding another garage or outbuilding. An unfinished basement provides excellent storage or future finishing potential. Complete with a one-car attached garage, this home blends solid construction and room to grow- all in a well-established location you'll love.

Key facts

• Family room addition
• One-level living
• Spacious kitchen

Tags

• BRICKFRONT RANCH
• ONE-LEVEL LIVING
• MAIN-FLOOR LAUNDRY
• SPACIOUS KITCHEN
• ROLL-OUT DRAWERS
• FAMILY ROOM ADDITION

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential ranch; Single-story
• Construction: Brick and vinyl siding exterior; Composition/shingle roof
• Exterior features: Porch; Fenced yard; Lot dimensions approximately 85 x 85 x 110 x 110

Interior

• Kitchen: Electric range; Disposal; Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Brick flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Insulated windows; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (31.2% below list).
• Recommended offer: $171k (31.2% 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 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 $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $64k; list at $249k implies a 292% gain — meaningful room to come down on a strong offer.

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 $171,320 (31.2% 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 120 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — 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: 0.69% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.58%
• DSCR: 0.89
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $189,072
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 Burdette Dr	0.25mi	4/2.0 (+1)	1,568 (-3%)	7mo	$19,500	$12	71
2903 Meadowbrook Dr	0.44mi	3/2.0	1,661 (+3%)	17mo	$217,500	$131	58
3221 Jackson Ave	0.17mi	4/2.0 (+1)	1,800 (+11%)	17mo	$185,000	$103	52
108 English Rd	0.21mi	2/2.0 (-1)	1,443 (-11%)	22mo	$169,000	$117	47
123 Pleasant St	0.74mi	3/2.0	1,580 (-2%)	18mo	$165,000	$104	44
10971 Ripley Rd	0.63mi	4/2.0 (+1)	1,520 (-6%)	14mo	$185,000	$122	42
2915 Meadowbrook Dr	0.42mi	2/2.5 (-1)	1,396 (-14%)	12mo	$190,000	$136	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: 22.4%
• Equity multiple: 2.81×
• Total profit: $125,962
• Equity at exit: $224,319

10-year hold

• IRR: 20.1%
• Equity multiple: 6.42×
• Total profit: $378,227
• Equity at exit: $483,752

Cash invested: $69,720 (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: 12.1×

Monthly cashflow live

• Estimated rent: $1,713 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-150

Break-even live

Break-even rent $1,903

Max offer price $222,534

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-79	+0% $-150	+5% $-220	+10% $-291
Rent	-10% $-285	-5% $-217	+0% $-150	+5% $-82	+10% $-14
Rate	-1.0pp $-24	-0.5pp $-86	base $-150	+0.5pp $-214	+1.0pp $-280

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-17
   status $249,000 Pending 120 DOM
2. 2026-06-17
   days on market $249,000 Active 120 DOM
3. 2026-06-16
   days on market $249,000 Active 119 DOM
4. 2026-06-15
   days on market $249,000 Active 118 DOM
5. 2026-06-14
   days on market $249,000 Active 116 DOM
6. 2026-06-12
   days on market $249,000 Active 115 DOM
7. 2026-06-09
   days on market $249,000 Active 112 DOM
8. 2026-06-09
   status $249,000 Active 111 DOM
9. 2026-05-07
   status Pending 988-char remark

   Show marketing remark (988 chars)

   Welcome to this brick front ranch in the desirable Parrish Ave neighborhood, offering the ease of one-level living. Inside, you'll find main-floor laundry and a thoughtfully designed layout that maximizes both comfort and functionality. The spacious kitchen features custom touches including roll-out drawers, making everyday living a breeze. A standout family room addition with vaulted ceilings adds valuable flexibility- perfect as extra living space, a fourth bedroom, or even a private primary suite. The home offers 1.5 baths with a convenient Jack-and-Jill setup and a walk-in shower designed for easy access. Step outside to a fully fenced backyard, ideal for pets, play, or entertaining, with ample space to expand by adding another garage or outbuilding. An unfinished basement provides excellent storage or future finishing potential. Complete with a one-car attached garage, this home blends solid construction and room to grow- all in a well-established location you'll love.

10. 2026-05-06
    status Pending
11. 2026-04-29
    status Active
12. 2026-04-21
    status Pending
13. 2026-01-30
    listed $249,000 Active 988-char remark

    Show marketing remark (988 chars)

    Welcome to this brick front ranch in the desirable Parrish Ave neighborhood, offering the ease of one-level living. Inside, you'll find main-floor laundry and a thoughtfully designed layout that maximizes both comfort and functionality. The spacious kitchen features custom touches including roll-out drawers, making everyday living a breeze. A standout family room addition with vaulted ceilings adds valuable flexibility- perfect as extra living space, a fourth bedroom, or even a private primary suite. The home offers 1.5 baths with a convenient Jack-and-Jill setup and a walk-in shower designed for easy access. Step outside to a fully fenced backyard, ideal for pets, play, or entertaining, with ample space to expand by adding another garage or outbuilding. An unfinished basement provides excellent storage or future finishing potential. Complete with a one-car attached garage, this home blends solid construction and room to grow- all in a well-established location you'll love.

14. 2026-01-07
    listed $249,000 Active
15. 1987-04-03
    soldstatus $63,500

ⓘ 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: $1,125 · $94/mo
• Projected year-2 tax: $1,469 · $122/mo
• Expected delta: +$345/yr (+$29/mo · 30.6%)

ⓘ 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: $20,558
• − Mortgage interest: −$13,948
• − Property taxes: −$1,125
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$7,244
• Taxable loss: −$6,292
• Est. tax savings @ 24.0%: +$1,510
• After-tax cash flow: $-288/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

+292.1% since first listed

7 events — show timeline

• 2026-05-07 Pending — HBRMLS
• 2026-05-06 Pending — KVBOR
• 2026-04-29 Relisted — KVBOR
• 2026-04-21 Pending — KVBOR
• 2026-01-30 Listed $249,000 HBRMLS
• 2026-01-07 Listed $249,000 KVBOR
• 1987-04-03 Sold (Public Records) $63,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,125 · +25.7% YoY. Source: county tax records.