2700 Lincoln Ave · Point Pleasant, WV 25550

$189,000

3 bd · 2.0 ba · 2,068 sqft · SingleFamily public records · 7 Days on market

Built 1940 Est $213k · 11% under

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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 +20.1/30.0
• ARV discount +12.6/15.0
• Appreciation +10.0/10.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• 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

CAPE COD STYLE HOME WITH 3 BEDROOMS/2 BATHS CONVENIENTLY LOCATED IN PT. PLEASANT. FEATURES A LIVING ROOM, EAT-IN KITCHEN, MASTER BEDROOM AND DINING ROOM ALL ON THE MAIN FLOOR AND 2 BEDROOMS ON UPPER WITH A 1-CAR GARAGE BASEMENT NOT INCLUDED IN THE SQUARE FOOTAGE THAT HAS ONE ADDITIONAL FINISHED ROOM IDEAL FOR MANY USES AND ONE BATHROOM ON LOWER LEVEL WITH LAUNDRY, LARGE COVERED PORCH IN THE REAR, ALL KITCHEN APPLIANCES REMAIN, GAS HEAT & HOT WATER TANK, HVAC NEW IN 2011

Key facts

• Close to school
• Garage door access
• New kitchen cabinets

Tags

• CLOSE TO SCHOOL
• NEW KITCHEN CABINETS
• GRANITE COUNTERTOPS
• FINISHED BASEMENT ROOM
• GARAGE DOOR ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/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 $174k (8.1% below list).
• Recommended offer: $174k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 6.1% in Point Pleasant — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $20k of equity ($1k loan paydown + $19k 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 $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $90k; list at $189k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,629 (8.1% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.92% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $213,004
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 Mossman Cir	0.32mi	3/2.5	2,053 (-1%)	3mo	$236,500	$115	80
508 29th St	0.19mi	3/2.5	1,938 (-6%)	1mo	$207,400	$107	78
510 29th St	0.19mi	3/2.0	1,906 (-8%)	13mo	$186,000	$98	67
1103 Sandhill Rd	0.51mi	3/2.0	2,160 (+4%)	6mo	$220,000	$102	64
906 22nd St	0.70mi	4/3.0 (+1)	2,104 (+2%)	14mo	$200,000	$95	44
3221 Jackson Ave	0.53mi	4/2.0 (+1)	1,800 (-13%)	17mo	$185,000	$103	35

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: 28.1%
• Equity multiple: 3.23×
• Total profit: $117,851
• Equity at exit: $170,266

10-year hold

• IRR: 24.5%
• Equity multiple: 7.33×
• Total profit: $335,104
• Equity at exit: $367,185

Cash invested: $52,920 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,736 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $235

Break-even live

Break-even rent $1,438

Max offer price $189,000

Occupancy floor 81%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $189,000 Active 7 DOM
2. 2026-06-18
   days on market $189,000 Active 6 DOM
3. 2026-06-17
   days on market $189,000 Active 5 DOM
4. 2026-06-16
   days on market $189,000 Active 4 DOM
5. 2026-06-15
   days on market $189,000 Active 3 DOM
6. 2026-06-13
   remarks 382-char remark
7. 2026-06-13
   listed $189,000 Active 1 DOM

ⓘ 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: $796 · $66/mo
• Projected year-2 tax: $1,115 · $93/mo
• Expected delta: +$319/yr (+$27/mo · 40.0%)

ⓘ 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 5/10 Major 7 d/yr ≥101°F today · 19 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: $20,835
• − Mortgage interest: −$10,587
• − Property taxes: −$796
• − Insurance: −$945
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$5,498
• Taxable loss: −$325
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $2,903/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

+105.4% since first listed

5 events — show timeline

• 2026-06-13 Listed $189,000 FSBO.com
• 2017-02-08 Sold (MLS) $90,000 KVBOR
• 2016-11-09 Listed $94,000 KVBOR
• 2016-09-02 Sold (MLS) $90,000 KVBOR
• 2016-06-27 Listed $92,000 KVBOR

Property tax history

+19.7%/yr

Latest (2025): $796 · +3.0% YoY. Source: county tax records.