100 High St · Point Pleasant, WV 25550

$110,000

3 bd · 1.0 ba · 1,270 sqft · SingleFamily public records · 31 Days on market

Built 1920 0.28 ac lot $87/sqft · at area comps Est $100k · 10% over ↓ 12% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

BEAUTIFUL OHIO RIVER VIEWS AND ACCESS CAN BE YOURS TODAY! Enjoy the morning sunrise and evening sunset from your own deck overlooking THAT VIEW! This charming 1 Story Home situated on a . 28 acre Corner Lot overlooking the Ohio River can be your starter home, vacation home or continue as it is currently used as investment/rental property w/ tenant. The functional 1184 SF layout includes a welcoming front porch, spacious Living Room, formal Dining Room, Cozy Kitchen, 2BR 1 BA plus a Den/Bonus Room that can be an additional BR, home office, gameroom/playroom. Outside features include a metal roof, detached 16x 26’7 1 car garage with vintage top-slide garage door, 2 car carport, &

Key facts

• Enclosed back yard
• Ohio river views
• Privacy fence

Tags

• OHIO RIVER VIEWS
• DECK OVERLOOKING VIEW
• CORNER LOT
• DETACHED GARAGE
• ENCLOSED BACK YARD
• PRIVACY FENCE

Property features AI

Exterior

• Parking: Detached garage; Carport; Garage (1 car)
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Frame, Masonite and plaster construction; Metal roof
• Exterior features: Deck; Porch; Fenced yard with privacy; Waterfront with river access; Scenic view

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Flooring: Hardwood; Other
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Insulated windows; Partial basement; Two fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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 40% 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 $12k of equity ($761 loan paydown + $11k 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.52% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.89%
• DSCR: 2.11
• GRM: 5.5

CMA / ARV

• ARV (median comp): $99,560
• List price: $110,000
• Delta: 10.49%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2114 Monroe Ave	0.20mi	4/1.0 (+1)	1,190 (-6%)	0mo	$50,000	$42	75
2409 Monroe Ave	0.39mi	3/1.5	1,288 (+1%)	10mo	$53,900	$42	69
315 22nd St	0.17mi	2/1.0 (-1)	1,363 (+7%)	15mo	$80,000	$59	62
2702 Lincoln Ave	0.74mi	3/1.0	1,240 (-2%)	4mo	$160,000	$129	58
2013 Mount Vernon Ave	0.32mi	3/2.0	1,416 (+12%)	5mo	$185,000	$131	58
34 Windsor Ct	0.51mi	4/1.0 (+1)	1,254 (-1%)	15mo	$112,000	$89	57
2229 Jefferson Ave	0.41mi	2/1.0 (-1)	1,204 (-5%)	16mo	$120,000	$100	54
1921 North Main St	0.17mi	4/1.5 (+1)	1,424 (+12%)	15mo	$10,000	$7	52
2222 Mt. Vernon Ave	0.37mi	3/2.0	1,164 (-8%)	17mo	$130,000	$112	51
191 N Park Dr	0.75mi	3/1.5	1,332 (+5%)	9mo	$147,000	$110	48
2618 Madison Ave	0.66mi	3/1.0	1,348 (+6%)	16mo	$78,000	$58	46
2618 Madison Ave	0.66mi	3/1.0	1,348 (+6%)	16mo	$78,000	$58	46

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: 43.0%
• Equity multiple: 4.27×
• Total profit: $100,579
• Equity at exit: $99,097

10-year hold

• IRR: 37.2%
• Equity multiple: 9.58×
• Total profit: $264,137
• Equity at exit: $213,706

Cash invested: $30,800 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,669 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$57 /mo · $683/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $639

Break-even live

Break-even rent $860

Max offer price $110,000

Occupancy floor 57%

Sensitivity live

Price	-10% $701	-5% $670	+0% $639	+5% $608	+10% $577
Rent	-10% $507	-5% $573	+0% $639	+5% $705	+10% $771
Rate	-1.0pp $694	-0.5pp $667	base $639	+0.5pp $610	+1.0pp $581

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-12
   statusdays on market $110,000 Pending 31 DOM
2. 2026-06-09
   days on market $110,000 Active 29 DOM
3. 2026-06-08
   days on market $110,000 Active 28 DOM
4. 2026-06-07
   days on market $110,000 Active 27 DOM
5. 2026-06-05
   pricedays on market $110,000 Active 24 DOM
6. 2026-06-03
   days on market $125,000 Active 23 DOM
7. 2026-06-02
   days on market $125,000 Active 22 DOM
8. 2026-06-01
   days on market $125,000 Active 21 DOM
9. 2026-05-31
   days on market $125,000 Active 20 DOM
10. 2026-05-30
    days on market $125,000 Active 19 DOM
11. 2026-05-11
    listed $125,000 Active 825-char remark

ⓘ 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: $683 · $57/mo
• Projected year-2 tax: $683 · $57/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 6/10 Major FEMA zone X (unshaded) · 62% 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: $20,028
• − Mortgage interest: −$6,162
• − Property taxes: −$683
• − Insurance: −$550
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$3,200
• Taxable income: $6,229
• Est. tax owed @ 24.0%: −$1,495
• After-tax cash flow: $6,172/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

-12.0% since first listed

3 events — show timeline

• 2026-06-11 Pending — KVBOR
• 2026-06-03 Price Changed $110,000 KVBOR
• 2026-05-11 Listed $125,000 KVBOR

Property tax history

+8.4%/yr

Latest (2025): $683 · -10.0% YoY. Source: county tax records.