2815 Meadowbrook Dr · Point Pleasant, WV 25550

$259,000

3 bd · 1.0 ba · 1,722 sqft · SingleFamily public records · 15 Days on market

Built 1967 10,454 sqft lot Est $177k · 46% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +8.6/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.2/10.0
• 1% rule +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

LOOKING FOR A HOME! TAKE A LOOK AT THIS ONE! Nice ranch with all new flooring on main level new kitchen & appliances, new bathrooms fixtures up & down stairs. Basement has 12'6" x 40' Familyroom with Fireplace & insert. ALSO Detached 1 Car Garage with workshop 24'x24'. CALL FOR APPOINTMENT TODAY! APPOINTMENT TODAY,

Key facts

• Large eat-in kitchen
• Wood-burning stove
• Full basement

Tags

• BRICK RANCH
• LARGE EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• FULL BASEMENT
• WOOD-BURNING STOVE
• ATTACHED 2-CAR GARAGE

Property features AI

Exterior

• Parking: Attached garage; Detached garage; 3 garage spaces (3 total parking spaces)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential ranch; Meadowbrook subdivision
• Construction: Brick construction; Composition/shingle roof
• Exterior features: Patio; Porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central electric air conditioning
• Interior features: Eat-in kitchen; Insulated windows; Full basement; Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (34.0% below list).
• Recommended offer: $171k (34.0% 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 $28k of equity ($2k loan paydown + $26k 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.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $120k; list at $259k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $171,025 (34.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.66% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.68%
• DSCR: 0.84
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $177,366
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2903 Meadowbrook Dr	0.04mi	3/2.0	1,661 (-4%)	17mo	$217,500	$131	74
2316 Jefferson Ave	0.71mi	3/2.0	1,728 (+0%)	0mo	$122,000	$71	62
2309 Jefferson Ave	0.75mi	3/2.0	1,685 (-2%)	6mo	$170,000	$101	53
508 29th St	0.44mi	3/2.5	1,938 (+12%)	1mo	$207,400	$107	52
10971 Ripley Rd	0.24mi	4/2.0 (+1)	1,520 (-12%)	14mo	$185,000	$122	49
510 29th St	0.43mi	3/2.0	1,906 (+11%)	13mo	$186,000	$98	47
3221 Jackson Ave	0.48mi	4/2.0 (+1)	1,800 (+4%)	17mo	$185,000	$103	47
123 Pleasant St	0.49mi	3/2.0	1,580 (-8%)	18mo	$165,000	$104	44
518 Burdette Dr	0.58mi	4/2.0 (+1)	1,568 (-9%)	7mo	$19,500	$12	43

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: 21.6%
• Equity multiple: 2.75×
• Total profit: $126,798
• Equity at exit: $233,328

10-year hold

• IRR: 19.5%
• Equity multiple: 6.30×
• Total profit: $384,315
• Equity at exit: $503,180

Cash invested: $72,520 (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: 12.6×

Monthly cashflow live

• Estimated rent: $1,710 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$107 /mo · $1,286/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-222

Break-even live

Break-even rent $1,992

Max offer price $219,744

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-149	+0% $-222	+5% $-296	+10% $-369
Rent	-10% $-357	-5% $-290	+0% $-222	+5% $-155	+10% $-87
Rate	-1.0pp $-92	-0.5pp $-156	base $-222	+0.5pp $-289	+1.0pp $-358

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $259,000 Active 15 DOM
2. 2026-06-19
   days on market $259,000 Active 13 DOM
3. 2026-06-18
   days on market $259,000 Active 12 DOM
4. 2026-06-17
   days on market $259,000 Active 11 DOM
5. 2026-06-16
   days on market $259,000 Active 10 DOM
6. 2026-06-15
   days on market $259,000 Active 9 DOM
7. 2026-06-14
   days on market $259,000 Active 7 DOM
8. 2026-06-12
   days on market $259,000 Active 6 DOM
9. 2026-06-09
   days on market $259,000 Active 3 DOM
10. 2026-06-09
    status $259,000 Active 2 DOM
11. 2026-05-31
    status $259,000 Pending 2 DOM
12. 2026-05-31
    days on market $259,000 Active 2 DOM
13. 2026-05-28
    listed $259,000 Active
14. 2017-12-20
    soldstatus $120,000 340-char remark

    Show marketing remark (340 chars)

    LOOKING FOR A HOME! TAKE A LOOK AT THIS ONE! Nice ranch with all new flooring on main level new kitchen & appliances, new bathrooms fixtures up & down stairs. Basement has 12'6" x 40' Familyroom with Fireplace & insert. ALSO Detached 1 Car Garage with workshop 24'x24'. CALL FOR APPOINTMENT TODAY! APPOINTMENT TODAY,

15. 2017-09-12
    listed $135,000 340-char remark

    Show marketing remark (340 chars)

    LOOKING FOR A HOME! TAKE A LOOK AT THIS ONE! Nice ranch with all new flooring on main level new kitchen & appliances, new bathrooms fixtures up & down stairs. Basement has 12'6" x 40' Familyroom with Fireplace & insert. ALSO Detached 1 Car Garage with workshop 24'x24'. CALL FOR APPOINTMENT TODAY! APPOINTMENT TODAY,

16. 1998-12-23
    soldstatus $80,000

ⓘ 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: $1,286 · $107/mo
• Projected year-2 tax: $1,528 · $127/mo
• Expected delta: +$242/yr (+$20/mo · 18.8%)

ⓘ 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: $20,523
• − Mortgage interest: −$14,508
• − Property taxes: −$1,286
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$7,535
• Taxable loss: −$7,384
• Est. tax savings @ 24.0%: +$1,772
• After-tax cash flow: $-894/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

+223.7% since first listed

4 events — show timeline

• 2026-05-28 Listed $259,000 KVBOR
• 2017-12-20 Sold (MLS) $120,000 KVBOR
• 2017-09-12 Listed $135,000 KVBOR
• 1998-12-23 Sold (Public Records) $80,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,286 · +9.7% YoY. Source: county tax records.