500 Robinson St · Point Pleasant, WV 25550

$119,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 10 Days on market

Built 1943 3,049 sqft lot

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Why this score? — see what drove the B+ 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Welcome to this spacious and well-maintained 2-bedroom, 1-bath residence offering comfort and value. This inviting property features a bright and open layout with new flooring throughout. The home has been lovingly cared for and is ready for its next owner to enjoy. Outside, you'll find a fully fenced backyard, perfect for pets, outdoor entertaining, gardening, or simply relaxing in your own private space. An outbuilding/storage shed provides additional room for tools, equipment, or hobby space. Recent improvements include a new hot water tank, offering added peace of mind and efficiency. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this well-

Key facts

• New hot water tank
• 3,049 sq ft lot
• Built 1943

Tags

• FULLY FENCED BACKYARD
• OUTBUILDING STORAGE SHED
• NEW HOT WATER TANK

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Frame construction; Metal roof
• Exterior features: Fenced yard; Outbuilding

Interior

• Kitchen: Electric range; Refrigerator; Eat-in layout
• Bedrooms: Total rooms: 4
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Eat-in kitchen; Insulated windows; Electric range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Cap rate 12.2% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 3 units permitted in Mason County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($823 loan paydown + $12k 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 $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $32k; list at $119k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $119,000

Questions for the listing agent

1. Built in 1943 — 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: 1.36% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.95%
• DSCR: 1.93
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $63,936
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3221 Howard Ave	0.11mi	2/1.0	880 (+2%)	1mo	$65,000	$74	91
79 Burdette St	0.22mi	2/1.0	858 (-1%)	23mo	$95,000	$111	70
2615 Lincoln Ave	0.57mi	2/1.0	825 (-4%)	22mo	$30,000	$36	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: 39.9%
• Equity multiple: 4.06×
• Total profit: $101,799
• Equity at exit: $107,205

10-year hold

• IRR: 34.4%
• Equity multiple: 9.12×
• Total profit: $270,542
• Equity at exit: $231,191

Cash invested: $33,320 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,615 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$21 /mo · $249/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $582

Break-even live

Break-even rent $879

Max offer price $119,000

Occupancy floor 59%

Sensitivity live

Price	-10% $649	-5% $615	+0% $582	+5% $413	+10% $371
Rent	-10% $454	-5% $518	+0% $582	+5% $645	+10% $709
Rate	-1.0pp $642	-0.5pp $612	base $582	+0.5pp $551	+1.0pp $519

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 N Park Dr Point Pleasant, WV	1.0	1.0	1000	$1,600	$1.60	45d	1	0.80mi
2422 Jackson Ave Point Pleasant, WV	1.0	1.0	1000	$1,600	$1.60	45d	1	0.82mi
S Park Dr Point Pleasant, WV	1.0	1.0	1000	$1,650	$1.65	45d	1	0.93mi

Listing history 7 events

1. 2026-06-14
   statusdays on market $119,000 Pending 10 DOM
2. 2026-06-12
   days on market $119,000 Active 9 DOM
3. 2026-06-09
   days on market $119,000 Active 6 DOM
4. 2026-06-08
   days on market $119,000 Active 5 DOM
5. 2026-06-07
   days on market $119,000 Active 4 DOM
6. 2026-06-03
   remarks 699-char remark
7. 2026-06-03
   listed $119,000 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: $249 · $21/mo
• Projected year-2 tax: $702 · $59/mo
• Expected delta: +$453/yr (+$38/mo · 181.6%)

ⓘ 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: $19,382
• − Mortgage interest: −$6,666
• − Property taxes: −$249
• − Insurance: −$595
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$3,462
• Taxable income: $5,309
• Est. tax owed @ 24.0%: −$1,274
• After-tax cash flow: $5,705/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

+277.8% since first listed

3 events — show timeline

• 2026-06-02 Listed $119,000 KVBOR
• 2020-02-26 Listed $47,000 KVBOR
• 1989-06-02 Sold (Public Records) $31,500 Public Records

Property tax history

+2.4%/yr

Latest (2022): $249 · +7.8% YoY. Source: county tax records.