687 Lucas Ln · Point Pleasant, WV 25550

$22,000

1 bd · 1.0 ba · 756 sqft · SingleFamily public records · 652 Days on market

Built 1957 0.60 ac lot $29/sqft · 78% 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

MUST SEE TO APPRECIATE THIS OPPORTUNITY! This NEVER-MARKETED property with contents is conveniently located near AREA SCHOOLS, MARSHALL UNIVERSITY MOVC CAMPUS, LOCAL HOSPITALS & NURSING HOME, PT PLEASANT ATHLETIC COMPLEX, DG MARKET & MORE!! Possible uses include New Home Site, Camper or M/H site, etc. Electric, Gas are available; Water is Well Water (condition unknown). Septic condition unknown. Due to potential structural issues, please use caution when viewing home. Buyer to verify all information. Property being sold "As-Is, Where-Is". Conventional or Cash Offers only.

Key facts

• Nearby schools
• Local hospitals
• 0.6 acre lot

Tags

• NEARBY SCHOOLS
• LOCAL HOSPITALS
• PT PLEASANT ATHLETIC COMPLEX

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $22k).
• Recommended offer: $19k (12.0% below list) — sets the bar for market timing.
• Cap rate 68.4% 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 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• This rent runs 39% 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 $2k of equity ($152 loan paydown + $2k 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 652 days — a 12% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 652 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 7.34% ✓
• Cap rate: 68.39%
• Cash-on-cash: 221.77%
• DSCR: 10.87
• GRM: 1.1

CMA / ARV

• ARV (median comp): $101,674
• List price: $22,000
• Delta: -78.36%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 Burdette St	0.45mi	2/1.0 (+1)	858 (+14%)	23mo	$95,000	$111	32

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: —
• Equity multiple: 10.35×
• Total profit: $57,599
• Equity at exit: $19,819

10-year hold

• IRR: —
• Equity multiple: 22.84×
• Total profit: $134,518
• Equity at exit: $42,741

Cash invested: $6,160 (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: 1.1×

Monthly cashflow live

• Estimated rent: $1,615 medium
• Mortgage (P&I): −$115
• Tax from tax record: −$13 /mo · $159/yr
• Insurance: −$9
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $712

Break-even live

Break-even rent $714

Max offer price $22,000

Occupancy floor 51%

Sensitivity live

Price	-10% $724	-5% $718	+0% $712	+5% $706	+10% $699
Rent	-10% $584	-5% $648	+0% $712	+5% $776	+10% $839
Rate	-1.0pp $723	-0.5pp $717	base $712	+0.5pp $706	+1.0pp $700

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: $5,500
• Closing costs: $660
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 N Park Dr Point Pleasant, WV	1.0	1.0	1000	$1,600	$1.60	45d	1	1.03mi
2422 Jackson Ave Point Pleasant, WV	1.0	1.0	1000	$1,600	$1.60	45d	1	1.05mi
S Park Dr Point Pleasant, WV	1.0	1.0	1000	$1,650	$1.65	45d	1	1.16mi

Listing history 23 events

1. 2026-06-21
   days on market $22,000 Active 652 DOM
2. 2026-06-19
   days on market $22,000 Active 650 DOM
3. 2026-06-18
   days on market $22,000 Active 649 DOM
4. 2026-06-17
   days on market $22,000 Active 648 DOM
5. 2026-06-16
   days on market $22,000 Active 647 DOM
6. 2026-06-15
   days on market $22,000 Active 646 DOM
7. 2026-06-14
   days on market $22,000 Active 644 DOM
8. 2026-06-12
   days on market $22,000 Active 643 DOM
9. 2026-06-09
   days on market $22,000 Active 640 DOM
10. 2026-06-08
    days on market $22,000 Active 639 DOM
11. 2026-06-07
    days on market $22,000 Active 638 DOM
12. 2026-06-05
    days on market $22,000 Active 635 DOM
13. 2026-06-03
    days on market $22,000 Active 634 DOM
14. 2026-06-02
    days on market $22,000 Active 633 DOM
15. 2026-06-01
    days on market $22,000 Active 632 DOM
16. 2026-05-31
    days on market $22,000 Active 631 DOM
17. 2026-05-30
    days on market $22,000 Active 630 DOM
18. 2026-04-30
    price $22,000 601-char remark

    Show marketing remark (601 chars)

    MUST SEE TO APPRECIATE THIS OPPORTUNITY! This NEVER-MARKETED property with contents is conveniently located near AREA SCHOOLS, MARSHALL UNIVERSITY MOVC CAMPUS, LOCAL HOSPITALS & NURSING HOME, PT PLEASANT ATHLETIC COMPLEX, DG MARKET & MORE!! Possible uses include New Home Site, Camper or M/H site, etc. Electric, Gas are available; Water is Well Water (condition unknown). Septic condition unknown. Due to potential structural issues, please use caution when viewing home. Buyer to verify all information. Property being sold "As-Is, Where-Is". Conventional or Cash Offers only.

19. 2025-09-09
    status Active 601-char remark

    Show marketing remark (601 chars)

    MUST SEE TO APPRECIATE THIS OPPORTUNITY! This NEVER-MARKETED property with contents is conveniently located near AREA SCHOOLS, MARSHALL UNIVERSITY MOVC CAMPUS, LOCAL HOSPITALS & NURSING HOME, PT PLEASANT ATHLETIC COMPLEX, DG MARKET & MORE!! Possible uses include New Home Site, Camper or M/H site, etc. Electric, Gas are available; Water is Well Water (condition unknown). Septic condition unknown. Due to potential structural issues, please use caution when viewing home. Buyer to verify all information. Property being sold "As-Is, Where-Is". Conventional or Cash Offers only.

20. 2025-06-27
    status Pending 601-char remark

    Show marketing remark (601 chars)

    MUST SEE TO APPRECIATE THIS OPPORTUNITY! This NEVER-MARKETED property with contents is conveniently located near AREA SCHOOLS, MARSHALL UNIVERSITY MOVC CAMPUS, LOCAL HOSPITALS & NURSING HOME, PT PLEASANT ATHLETIC COMPLEX, DG MARKET & MORE!! Possible uses include New Home Site, Camper or M/H site, etc. Electric, Gas are available; Water is Well Water (condition unknown). Septic condition unknown. Due to potential structural issues, please use caution when viewing home. Buyer to verify all information. Property being sold "As-Is, Where-Is". Conventional or Cash Offers only.

21. 2024-07-24
    price $28,000 601-char remark

    Show marketing remark (601 chars)

    MUST SEE TO APPRECIATE THIS OPPORTUNITY! This NEVER-MARKETED property with contents is conveniently located near AREA SCHOOLS, MARSHALL UNIVERSITY MOVC CAMPUS, LOCAL HOSPITALS & NURSING HOME, PT PLEASANT ATHLETIC COMPLEX, DG MARKET & MORE!! Possible uses include New Home Site, Camper or M/H site, etc. Electric, Gas are available; Water is Well Water (condition unknown). Septic condition unknown. Due to potential structural issues, please use caution when viewing home. Buyer to verify all information. Property being sold "As-Is, Where-Is". Conventional or Cash Offers only.

22. 2023-07-28
    listed $32,000 Active 601-char remark

    Show marketing remark (601 chars)

    MUST SEE TO APPRECIATE THIS OPPORTUNITY! This NEVER-MARKETED property with contents is conveniently located near AREA SCHOOLS, MARSHALL UNIVERSITY MOVC CAMPUS, LOCAL HOSPITALS & NURSING HOME, PT PLEASANT ATHLETIC COMPLEX, DG MARKET & MORE!! Possible uses include New Home Site, Camper or M/H site, etc. Electric, Gas are available; Water is Well Water (condition unknown). Septic condition unknown. Due to potential structural issues, please use caution when viewing home. Buyer to verify all information. Property being sold "As-Is, Where-Is". Conventional or Cash Offers only.

23. 1985-03-22
    soldstatus $16,000

ⓘ 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: $159 · $13/mo
• Projected year-2 tax: $159 · $13/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $19,385
• − Mortgage interest: −$1,232
• − Property taxes: −$159
• − Insurance: −$5,228
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$640
• Taxable income: $9,024
• Est. tax owed @ 24.0%: −$2,166
• After-tax cash flow: $6,377/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

+37.5% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $22,000 KVBOR
• 2025-09-09 Relisted — KVBOR
• 2025-06-27 Pending — KVBOR
• 2024-07-24 Price Changed $28,000 KVBOR
• 2023-07-28 Listed $32,000 KVBOR
• 1985-03-22 Sold (Public Records) $16,000 Public Records

Property tax history

+145.6%/yr

Latest (2025): $159 · +3.2% YoY. Source: county tax records.