8565 Charleston Rd · Point Pleasant, WV 25550

$165,000

3 bd · 2.0 ba · 1,782 sqft · SingleFamily public records · 27 Days on market

Built 2000 0.77 ac lot $93/sqft · 9% below area Est $182k · 9% under

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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 +24.9/30.0
• ARV discount +11.7/15.0
• Appreciation +10.0/10.0
• DSCR +8.1/10.0
• 1% rule +5.3/10.0
• 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

Nice Mfrd Ranch Home built in 2000 on Permanent Foundation featuring 3Bedrooms/2Baths with Jetted Tub/Dbl Vanity Sinks in the Master Bedroom, Eat In Kitchen plus a Separate Dining Rm Area, Living Room and Family Room, Tons of Natural Lighting from multiple Skylights, Lg Walk In Closets, 2x6 Construction, Covered Rear Patio Area, Nice Storage Bldg, just minutes from Pt. Pleasant and Buffalo areas!

Key facts

• Covered rear patio
• Storage building
• Eat-in kitchen

Tags

• MANUFACTURED RANCH
• SEPARATE FAMILY ROOM
• EAT-IN KITCHEN
• COVERED REAR PATIO
• STORAGE BUILDING

Property features AI

Exterior

• Utilities: Public water; Septic sewer
• Home design: Manufactured home; Single-story
• Construction: Vinyl siding; Metal roof
• Exterior features: Storage; Deck; Porch

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Forced air heating; Central air conditioning; Heat pump cooling
• Interior features: Insulated windows; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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, schools 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: 58 active listings in the ZIP; 3 units permitted in Mason County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $165k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.03% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.14%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (median comp): $181,799
• List price: $165,000
• Delta: -9.24%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.7%
• Equity multiple: 3.34×
• Total profit: $108,010
• Equity at exit: $148,645

10-year hold

• IRR: 25.7%
• Equity multiple: 7.57×
• Total profit: $303,731
• Equity at exit: $320,559

Cash invested: $46,200 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $285

Break-even live

Break-even rent $1,338

Max offer price $165,000

Occupancy floor 78%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-08
   days on market $165,000 Active 27 DOM
2. 2026-06-07
   pricedays on market $165,000 Active 26 DOM
3. 2026-06-05
   days on market $175,000 Active 23 DOM
4. 2026-06-03
   days on market $175,000 Active 22 DOM
5. 2026-06-02
   days on market $175,000 Active 21 DOM
6. 2026-06-01
   days on market $175,000 Active 20 DOM
7. 2026-05-31
   days on market $175,000 Active 19 DOM
8. 2026-05-30
   days on market $175,000 Active 18 DOM
9. 2026-05-12
   listed $185,000 Active 689-char remark
10. 2017-05-24
    soldstatus $82,500

    Show marketing remark (399 chars)

    Nice Mfrd Ranch Home built in 2000 on Permanent Foundation featuring 3Bedrooms/2Baths with Jetted Tub/Dbl Vanity Sinks in the Master Bedroom, Eat In Kitchen plus a Separate Dining Rm Area, Living Room and Family Room, Tons of Natural Lighting from multiple Skylights, Lg Walk In Closets, 2x6 Construction, Covered Rear Patio Area, Nice Storage Bldg, just minutes from Pt. Pleasant and Buffalo areas!

11. 2017-03-30
    listed $79,000

    Show marketing remark (399 chars)

    Nice Mfrd Ranch Home built in 2000 on Permanent Foundation featuring 3Bedrooms/2Baths with Jetted Tub/Dbl Vanity Sinks in the Master Bedroom, Eat In Kitchen plus a Separate Dining Rm Area, Living Room and Family Room, Tons of Natural Lighting from multiple Skylights, Lg Walk In Closets, 2x6 Construction, Covered Rear Patio Area, Nice Storage Bldg, just minutes from Pt. Pleasant and Buffalo areas!

12. 2016-07-26
    listed $89,000

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $974 · $81/mo
• Expected delta: +$295/yr (+$25/mo · 43.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% 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: $20,390
• − Mortgage interest: −$9,243
• − Property taxes: −$679
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$4,800
• Taxable income: $784
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $3,236/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

• 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

+85.4% since first listed

8 events — show timeline

• 2026-06-05 Price Changed $165,000 KVBOR
• 2026-05-29 Price Changed $175,000 KVBOR
• 2026-05-27 Price Changed $180,000 KVBOR
• 2026-05-20 Price Changed $184,000 KVBOR
• 2026-05-12 Listed $185,000 KVBOR
• 2017-05-24 Sold (MLS) $82,500 KVBOR
• 2017-03-30 Listed $79,000 KVBOR
• 2016-07-26 Listed $89,000 KVBOR

Property tax history

+2.7%/yr

Latest (2025): $679 · +4.7% YoY. Source: county tax records.