356 Cherry Ln · Point Pleasant, WV 25550

$159,900

3 bd · 2.0 ba · 1,920 sqft · SingleFamily · 57 Days on market

Built 2025 Excellent condition 1.25 ac lot

---

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 +21.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Condition / age +4.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

3 bedrooms/ 1 full bath home on 1.24 acres minutes from town. Large, beautiful yard with the privacy you've been searching for. Hardwood floors in living room and bedrooms. This is a solid home in need of updates.

Key facts

• Cooper roof
• Modern craftsmanship
• Private open space

Tags

• MODERN CRAFTSMANSHIP
• SCREED-IN FRONT PORCH
• PRIVATE OPEN SPACE
• STEEL CONSTRUCTION
• COOPER ROOF
• CUSTOM-BUILT ENCLOSURE

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Single-family residence; 1 story
• Construction: Metal roof
• Exterior features: Porch; Storage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Hardwood; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Insulated windows; Storage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Roosevelt Elementary School (math 27% / reading 32%, grade F, #225 of 377 statewide, top 68%, 233 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).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $99k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $160k implies a 272% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.07% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 3.29×
• Total profit: $102,445
• Equity at exit: $144,051

10-year hold

• IRR: 25.2%
• Equity multiple: 7.47×
• Total profit: $289,677
• Equity at exit: $310,651

Cash invested: $44,772 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,704 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $241

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 81%

Sensitivity live

Price	-10% $351	-5% $296	+0% $241	+5% $186	+10% $130
Rent	-10% $106	-5% $173	+0% $241	+5% $308	+10% $375
Rate	-1.0pp $321	-0.5pp $281	base $241	+0.5pp $199	+1.0pp $157

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-12
   status Pending
2. 2026-04-27
   price $159,900
3. 2026-04-19
   price $179,000
4. 2026-04-06
   price $199,900
5. 2026-03-23
   price $229,000
6. 2026-03-14
   listed $259,000 Active
7. 2021-08-31
   soldstatus $43,000 213-char remark

   Show marketing remark (213 chars)

   3 bedrooms/ 1 full bath home on 1.24 acres minutes from town. Large, beautiful yard with the privacy you've been searching for. Hardwood floors in living room and bedrooms. This is a solid home in need of updates.

8. 2021-07-14
   listed $59,000 213-char remark

   Show marketing remark (213 chars)

   3 bedrooms/ 1 full bath home on 1.24 acres minutes from town. Large, beautiful yard with the privacy you've been searching for. Hardwood floors in living room and bedrooms. This is a solid home in need of updates.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 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: $20,442
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$4,652
• Taxable income: $365
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $2,801/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This move-in ready, newly constructed home offers a spacious layout and modern updates, situated on 1.25 acres with privacy and easy access to town.

Value-add opportunities

• Both landscaping and curb appeal — enhances curb appeal and adds value
• Resale interior paint touch-ups — fresh paint enhances curb appeal and interior aesthetics
• Rental landscaping and privacy enhancements — attracts renters with a well-maintained yard

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping and curb appeal — enhances curb appeal and adds value ↑
• Resale interior paint touch-ups — fresh paint enhances curb appeal and interior aesthetics ↑
• Rental landscaping and privacy enhancements — attracts renters with a well-maintained yard ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+171.0% since first listed

8 events — show timeline

• 2026-05-12 Pending — KVBOR
• 2026-04-27 Price Changed $159,900 KVBOR
• 2026-04-19 Price Changed $179,000 KVBOR
• 2026-04-06 Price Changed $199,900 KVBOR
• 2026-03-23 Price Changed $229,000 KVBOR
• 2026-03-14 Listed $259,000 KVBOR
• 2021-08-31 Sold (MLS) $43,000 KVBOR
• 2021-07-14 Listed $59,000 KVBOR