19 Carlee Dr · Point Pleasant, WV 25550

$195,000

3 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 6 Days on market

Built 2015 1.02 ac lot

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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 +18.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +3.8/10.0
• 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

This stunning 2015 manufactured home, on a spacious 1.02-acre double lot, combines modern comfort with country living just minutes from town. The kitchen features a large island that opens seamlessly to the living and dining areas, ideal for gatherings and dinner parties. 3 bedrooms and two full baths, there's plenty of space for everyone. The additional flexible room offers endless possibilities – use it as a home office, a playroom, or even an extra bedroom to suit your needs. A large mudroom/laundry room is perfect for keeping your home tidy after outdoor activities. Outside, you’ll love the fully fenced yard, providing a safe space for pets to play and room for a garden. The two-car detached garage has a sturdy concrete floor, offering ample storage and workspace. This property combines the best of both worlds: peaceful, spacious living with quick access to all the amenities of town.

Key facts

• Fenced yard
• Permanent foundation
• Large island

Tags

• PERMANENT FOUNDATION
• LARGE ISLAND
• GENEROUSLY SIZED MUDROOM
• DETACHED GARAGE
• FENCED YARD
• ROOM FOR GARDENING

Property features AI

Exterior

• Parking: Garage (2 spaces)
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Ranch-style residential property; Single-story
• Construction: Vinyl siding
• Exterior features: Fenced yard with privacy fencing; Composition/shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Insulated windows; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/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 $171k (12.3% below list).
• Recommended offer: $171k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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, 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).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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 $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $165k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $171,025 (12.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 9.5

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: 27.1%
• Equity multiple: 3.15×
• Total profit: $117,449
• Equity at exit: $175,671

10-year hold

• IRR: 23.7%
• Equity multiple: 7.17×
• Total profit: $336,798
• Equity at exit: $378,842

Cash invested: $54,600 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,710 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $178

Break-even live

Break-even rent $1,485

Max offer price $195,000

Occupancy floor 85%

Sensitivity live

Price	-10% $288	-5% $233	+0% $178	+5% $123	+10% $67
Rent	-10% $43	-5% $110	+0% $178	+5% $245	+10% $313
Rate	-1.0pp $276	-0.5pp $227	base $178	+0.5pp $127	+1.0pp $76

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-29
   status Pending
2. 2026-04-22
   listed $195,000 Active
3. 2024-08-27
   soldstatus $165,000
4. 2024-07-25
   soldstatus $165,000 Closed 912-char remark

   Show marketing remark (912 chars)

   This stunning 2015 manufactured home, on a spacious 1.02-acre double lot, combines modern comfort with country living just minutes from town. The kitchen features a large island that opens seamlessly to the living and dining areas, ideal for gatherings and dinner parties. 3 bedrooms and two full baths, there's plenty of space for everyone. The additional flexible room offers endless possibilities – use it as a home office, a playroom, or even an extra bedroom to suit your needs. A large mudroom/laundry room is perfect for keeping your home tidy after outdoor activities. Outside, you’ll love the fully fenced yard, providing a safe space for pets to play and room for a garden. The two-car detached garage has a sturdy concrete floor, offering ample storage and workspace. This property combines the best of both worlds: peaceful, spacious living with quick access to all the amenities of town.

5. 2024-06-13
   historical 912-char remark

   Show marketing remark (912 chars)

   This stunning 2015 manufactured home, on a spacious 1.02-acre double lot, combines modern comfort with country living just minutes from town. The kitchen features a large island that opens seamlessly to the living and dining areas, ideal for gatherings and dinner parties. 3 bedrooms and two full baths, there's plenty of space for everyone. The additional flexible room offers endless possibilities – use it as a home office, a playroom, or even an extra bedroom to suit your needs. A large mudroom/laundry room is perfect for keeping your home tidy after outdoor activities. Outside, you’ll love the fully fenced yard, providing a safe space for pets to play and room for a garden. The two-car detached garage has a sturdy concrete floor, offering ample storage and workspace. This property combines the best of both worlds: peaceful, spacious living with quick access to all the amenities of town.

6. 2024-06-08
   listed $169,000 912-char remark

   Show marketing remark (912 chars)

   This stunning 2015 manufactured home, on a spacious 1.02-acre double lot, combines modern comfort with country living just minutes from town. The kitchen features a large island that opens seamlessly to the living and dining areas, ideal for gatherings and dinner parties. 3 bedrooms and two full baths, there's plenty of space for everyone. The additional flexible room offers endless possibilities – use it as a home office, a playroom, or even an extra bedroom to suit your needs. A large mudroom/laundry room is perfect for keeping your home tidy after outdoor activities. Outside, you’ll love the fully fenced yard, providing a safe space for pets to play and room for a garden. The two-car detached garage has a sturdy concrete floor, offering ample storage and workspace. This property combines the best of both worlds: peaceful, spacious living with quick access to all the amenities of town.

ⓘ 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: $833 · $69/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$318/yr (+$26/mo · 38.2%)

ⓘ 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 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: $20,523
• − Mortgage interest: −$10,923
• − Property taxes: −$833
• − Insurance: −$975
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$5,673
• Taxable loss: −$1,164
• Est. tax savings @ 24.0%: +$279
• After-tax cash flow: $2,414/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

• 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

+15.4% since first listed

6 events — show timeline

• 2026-04-29 Pending — KVBOR
• 2026-04-22 Listed $195,000 KVBOR
• 2024-08-27 Sold (Public Records) $165,000 Public Records
• 2024-07-25 Sold (MLS) $165,000 KVBOR
• 2024-06-13 Delisted — KVBOR
• 2024-06-08 Listed $169,000 KVBOR

Property tax history

+33.7%/yr

Latest (2025): $833 · +21.6% YoY. Source: county tax records.