2114 Monroe Ave · Point Pleasant, WV 25550

$56,000

4 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 5 Days on market

Built 1940 9,583 sqft lot $47/sqft · 49% below area Est $111k · 49% under

---

Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Investor opportunity with long-term upside! This block home offers 3-4 bedrooms with two bedrooms on the main floor and two connected bedrooms upstairs, providing flexible layout options for tenants or future resell. Main floor laundry and a gas furnace add practical value, while the full unfinished basement offers additional storage space. Property is tenant-occupied with a lease in place through November 1, 2026, creating immediate rental income for the next owner. Situated on a large double lot with alley access and off-street parking, the property also presents potential for additional rental units or future expansion, subject to buyer verification and local zoning approval. Priced to s

Key facts

• Gas furnace
• Main floor laundry
• Large double lot

Tags

• FLEXIBLE LAYOUT OPTIONS
• MAIN FLOOR LAUNDRY
• GAS FURNACE
• FULL UNFINISHED BASEMENT
• ADDITIONAL STORAGE SPACE
• LARGE DOUBLE LOT

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Residential property
• Construction: Block construction; Composition/shingle roof
• Exterior features: Front porch

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Forced air; Central cooling (heat pump)
• Interior features: Eat-in kitchen; Insulated windows; Full basement

🏷️ Possibly a rental listed for sale. The $56,000 price doesn't fit this home's estimated sale value (~$110,566) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Cap rate 14.9% 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; 1 comparable units currently listed for rent nearby; 3 units permitted in Mason County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($387 loan paydown + $6k 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $56,000

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: 1.79% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.79%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $110,566
• List price: $56,000
• Delta: -49.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2114 Monroe Ave	0.00mi	4/1.0	1,190 (0%)	0mo	$50,000	$42	100
34 Windsor Ct	0.31mi	4/1.0	1,254 (+5%)	15mo	$112,000	$89	64
2222 Mt. Vernon Ave	0.20mi	3/2.0 (-1)	1,164 (-2%)	17mo	$130,000	$112	64
2409 Monroe Ave	0.35mi	3/1.5 (-1)	1,288 (+8%)	10mo	$53,900	$42	55
2702 Lincoln Ave	0.70mi	3/1.0 (-1)	1,240 (+4%)	4mo	$160,000	$129	52
150 S Park Dr	0.58mi	3/1.0 (-1)	1,304 (+10%)	11mo	$107,000	$82	43
191 N Park Dr	0.59mi	3/1.5 (-1)	1,332 (+12%)	9mo	$147,000	$110	38
151 S Park Dr	0.61mi	3/2.0 (-1)	1,304 (+10%)	13mo	$135,000	$104	36
103 Liberty St	0.46mi	3/1.0 (-1)	1,368 (+15%)	21mo	$140,000	$102	31
2618 Madison Ave	0.66mi	3/1.0 (-1)	1,348 (+13%)	16mo	$78,000	$58	29
2618 Madison Ave	0.66mi	3/1.0 (-1)	1,348 (+13%)	16mo	$78,000	$58	29

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: 47.7%
• Equity multiple: 4.58×
• Total profit: $56,141
• Equity at exit: $50,449

10-year hold

• IRR: 41.5%
• Equity multiple: 10.26×
• Total profit: $145,204
• Equity at exit: $108,796

Cash invested: $15,680 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$294
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $402

Break-even live

Break-even rent $491

Max offer price $56,000

Occupancy floor 55%

Sensitivity live

Price	-10% $434	-5% $418	+0% $402	+5% $387	+10% $371
Rent	-10% $323	-5% $363	+0% $402	+5% $442	+10% $481
Rate	-1.0pp $431	-0.5pp $417	base $402	+0.5pp $388	+1.0pp $373

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1151 Evergreen Dr Point Pleasant, WV	2.0–3.0	1.5	730	$1,000	$1.37	46d	1	0.94mi

Listing history 3 events

1. 2026-05-18
   status Pending 853-char remark
2. 2026-05-13
   listed $56,000 Active 853-char remark
3. 1989-11-06
   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: $848 · $71/mo
• Projected year-2 tax: $848 · $71/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) · 66% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $12,000
• − Mortgage interest: −$3,137
• − Property taxes: −$848
• − Insurance: −$280
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,629
• Taxable income: $4,186
• Est. tax owed @ 24.0%: −$1,005
• After-tax cash flow: $3,824/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

+212.5% since first listed

4 events — show timeline

• 2026-06-11 Sold (MLS) $50,000 KVBOR
• 2026-05-18 Pending — KVBOR
• 2026-05-13 Listed $56,000 KVBOR
• 1989-11-06 Sold (Public Records) $16,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $848 · +18.7% YoY. Source: county tax records.