228 Calispel Ridge Rd · Leon, WV 25123

$81,500

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 575 Days on market

Built 1955 6,534 sqft lot $71/sqft · 52% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Taxes are Homestead Exempt. There is another parcel 15-0427-0018-0000-0000, 0.66 ACRE K H. Closed to main rd. country living. Water is supplied by Mason Co. Public Service District. Other room is used for furnance room and man cave. Must see for all the possibilities this house can offer.

Key facts

• 6,534 sq ft lot
• Built 1955
• Listed 574 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#309 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: schools F, amenities F, commute 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: 15 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 $3k of equity ($563 loan paydown + $2k appreciation (2.7% 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 (2.7% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 575 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $46k; list at $82k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 575 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 1955 — 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: 1.40% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.64%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $169,100
• List price: $81,500
• Delta: -51.80%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

2.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.13×
• Total profit: $25,730
• Equity at exit: $35,288

10-year hold

• IRR: 21.6%
• Equity multiple: 4.04×
• Total profit: $69,286
• Equity at exit: $53,350

Cash invested: $22,820 (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 25123

• Home prices YoY: 1.7%
• Active inventory: 15
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$427
• Tax est. 1.5%: −$102 /mo · $1,222/yr
• Insurance: −$34
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $269

Break-even live

Break-even rent $797

Max offer price $81,500

Occupancy floor 71%

Sensitivity live

Price	-10% $325	-5% $297	+0% $269	+5% $241	+10% $213
Rent	-10% $179	-5% $224	+0% $269	+5% $314	+10% $359
Rate	-1.0pp $310	-0.5pp $290	base $269	+0.5pp $248	+1.0pp $226

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: $20,375
• Closing costs: $2,445
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $81,500 Active 575 DOM
2. 2026-06-18
   days on market $81,500 Active 574 DOM
3. 2026-06-17
   days on market $81,500 Active 573 DOM
4. 2026-06-16
   days on market $81,500 Active 572 DOM
5. 2026-06-15
   days on market $81,500 Active 571 DOM
6. 2026-06-14
   days on market $81,500 Active 569 DOM
7. 2026-06-12
   days on market $81,500 Active 568 DOM
8. 2026-06-09
   days on market $81,500 Active 565 DOM
9. 2026-06-08
   days on market $81,500 Active 564 DOM
10. 2026-06-07
    days on market $81,500 Active 563 DOM
11. 2026-06-05
    days on market $81,500 Active 560 DOM
12. 2026-06-03
    days on market $81,500 Active 559 DOM
13. 2026-06-02
    days on market $81,500 Active 558 DOM
14. 2026-06-01
    days on market $81,500 Active 557 DOM
15. 2026-05-31
    days on market $81,500 Active 556 DOM
16. 2026-05-30
    days on market $81,500 Active 555 DOM
17. 2024-11-20
    listed $81,500 Active 289-char remark

    Show marketing remark (289 chars)

    Taxes are Homestead Exempt. There is another parcel 15-0427-0018-0000-0000, 0.66 ACRE K H. Closed to main rd. country living. Water is supplied by Mason Co. Public Service District. Other room is used for furnance room and man cave. Must see for all the possibilities this house can offer.

18. 2024-11-20
    listed $81,500 Active 289-char remark

    Show marketing remark (289 chars)

    Taxes are Homestead Exempt. There is another parcel 15-0427-0018-0000-0000, 0.66 ACRE K H. Closed to main rd. country living. Water is supplied by Mason Co. Public Service District. Other room is used for furnance room and man cave. Must see for all the possibilities this house can offer.

19. 1999-11-08
    soldstatus $46,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $13,650
• − Mortgage interest: −$4,565
• − Property taxes: −$1,222
• − Insurance: −$1,205
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$2,371
• Taxable income: $2,103
• Est. tax owed @ 24.0%: −$505
• After-tax cash flow: $2,723/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 — Leon

• Score: 52/100
• State rank: #309
• US rank: #24703

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,827

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Italian 2% Lithuanian 2%
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 2.70%
• Current HPI: 163.037
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+77.2% since first listed

3 events — show timeline

• 2024-11-20 Listed $81,500 HBRMLS
• 2024-11-20 Listed $81,500 KVBOR
• 1999-11-08 Sold (Public Records) $46,000 Public Records

Property tax history

+143.7%/yr

Latest (2025): $42 · -18.2% YoY. Source: county tax records.