264 Hawthorne Ln · Point Pleasant, WV 25550

$220,000

3 bd · 2.0 ba · 1,356 sqft · SingleFamily public records · 83 Days on market

Built 1988 9,932 sqft lot $162/sqft · at area comps Est $225k · at est.

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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 +14.8/30.0
• Appreciation +10.0/10.0
• ARV discount +8.4/15.0
• DSCR +4.5/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Charming 1,423 sq ft ranch home offering convenient one-level living with a one-car garage. Features beautiful hardwood floors in the living room, 3 bedrooms, 2 full baths, and ample closet space throughout. Includes a dedicated dining area and an all-season sunroom providing additional living space. The primary bedroom offers two closets and an en-suite bath with heated floors and access to the outdoor hot tub area (hot tub may need repair). Outdoor features include a covered wooden deck with skylights and an additional uncovered composite deck.

Key facts

• Two closets
• Heated floors
• One level living

Tags

• ONE LEVEL LIVING
• HARDWOOD FLOORS
• DEDICATED DINING AREA
• ALL SEASON SUNROOM
• TWO CLOSETS
• HEATED FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $59 ($710/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (22.5% below list).
• Recommended offer: $170k (22.5% 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 $24k of equity ($2k loan paydown + $22k 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 $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $59k; list at $220k implies a 274% gain — meaningful room to come down on a strong offer.

Recommended offer $170,405 (22.5% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.77% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 10.8

CMA / ARV

• ARV (median comp): $224,684
• List price: $220,000
• Delta: -2.08%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
343 Hawthorne Ln	0.10mi	3/2.0	1,474 (+9%)	0mo	$353,760	$240	81
116 Milton Rd	0.33mi	3/2.0	1,402 (+3%)	23mo	$275,000	$196	60
585 Camp Conley Rd	0.35mi	3/2.0	1,493 (+10%)	24mo	$262,370	$176	47

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: 25.1%
• Equity multiple: 3.00×
• Total profit: $123,467
• Equity at exit: $198,193

10-year hold

• IRR: 22.1%
• Equity multiple: 6.85×
• Total profit: $360,394
• Equity at exit: $427,412

Cash invested: $61,600 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,704 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $59

Break-even live

Break-even rent $1,629

Max offer price $220,000

Occupancy floor 92%

Sensitivity live

Price	-10% $184	-5% $121	+0% $59	+5% $-3	+10% $-65
Rent	-10% $-75	-5% $-8	+0% $59	+5% $126	+10% $194
Rate	-1.0pp $170	-0.5pp $115	base $59	+0.5pp $2	+1.0pp $-56

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-13
   status $220,000 Pending 83 DOM
2. 2026-06-12
   days on market $220,000 Active 83 DOM
3. 2026-06-09
   days on market $220,000 Active 80 DOM
4. 2026-06-08
   days on market $220,000 Active 79 DOM
5. 2026-06-07
   days on market $220,000 Active 78 DOM
6. 2026-06-05
   days on market $220,000 Active 75 DOM
7. 2026-06-03
   days on market $220,000 Active 74 DOM
8. 2026-06-02
   days on market $220,000 Active 73 DOM
9. 2026-06-01
   days on market $220,000 Active 72 DOM
10. 2026-05-31
    days on market $220,000 Active 71 DOM
11. 2026-05-30
    days on market $220,000 Active 70 DOM
12. 2026-05-17
    price $220,000 552-char remark

    Show marketing remark (552 chars)

    Charming 1,423 sq ft ranch home offering convenient one-level living with a one-car garage. Features beautiful hardwood floors in the living room, 3 bedrooms, 2 full baths, and ample closet space throughout. Includes a dedicated dining area and an all-season sunroom providing additional living space. The primary bedroom offers two closets and an en-suite bath with heated floors and access to the outdoor hot tub area (hot tub may need repair). Outdoor features include a covered wooden deck with skylights and an additional uncovered composite deck.

13. 2026-03-21
    listed $230,000 Active 552-char remark

    Show marketing remark (552 chars)

    Charming 1,423 sq ft ranch home offering convenient one-level living with a one-car garage. Features beautiful hardwood floors in the living room, 3 bedrooms, 2 full baths, and ample closet space throughout. Includes a dedicated dining area and an all-season sunroom providing additional living space. The primary bedroom offers two closets and an en-suite bath with heated floors and access to the outdoor hot tub area (hot tub may need repair). Outdoor features include a covered wooden deck with skylights and an additional uncovered composite deck.

14. 1998-08-27
    soldstatus $58,865

ⓘ 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: $500 · $42/mo
• Projected year-2 tax: $1,298 · $108/mo
• Expected delta: +$798/yr (+$66/mo · 159.5%)

ⓘ 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 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: $20,449
• − Mortgage interest: −$12,323
• − Property taxes: −$500
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$6,400
• Taxable loss: −$3,147
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $1,465/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

+273.7% since first listed

3 events — show timeline

• 2026-05-17 Price Changed $220,000 KVBOR
• 2026-03-21 Listed $230,000 KVBOR
• 1998-08-27 Sold (Public Records) $58,865 Public Records

Property tax history

+1.3%/yr

Latest (2025): $500 · +4.4% YoY. Source: county tax records.