4452 Sandhill Rd · Point Pleasant, WV 25550

$145,900

1 bd · 1.0 ba · 1,556 sqft · SingleFamily public records · 24 Days on market

Built 1930 1.00 ac lot ↓ 14% since listing

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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 +20.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Must see this Completely Remodeled Home on a flat 1 Acre Lot just minutes from town. Home Looks New Inside with all New Kitchen Cabinets, Counter Tops, Vinyl Flooring, Light Fixtures, All New Paint throughout the home, New Carpet, 4 Bedrooms with Oversize walk-in Closets, Huge Master Bedroom and 12x7 Closet. You will Love the light colors and Bright Rooms. Older workshop out back and a Older home/shop on the Property ready for your creativity. This Home is Ready for its New Owners

Key facts

• Vinyl flooring
• Flat 1 acre lot
• Light fixtures

Tags

• COMPLETELY REMODELED HOME
• FLAT 1 ACRE LOT
• NEW KITCHEN CABINETS
• COUNTER TOPS
• VINYL FLOORING
• LIGHT FIXTURES

Property features AI

Exterior

• Parking: Parking pad
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Manufactured home (residential); 1-acre lot
• Construction: Vinyl siding; Composition/shingle roof; No basement
• Exterior features: Deck; Storage; Creek/stream on the property

Interior

• Bedrooms: 10 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Has cooling (type: other)
• Interior features: Insulated windows; Storage

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $135 ($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 $136k (6.6% below list).
• Recommended offer: $136k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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; 3 units permitted in Mason County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,224 (6.6% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 8.9

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: $88,008
• Equity at exit: $131,438

10-year hold

• IRR: 23.7%
• Equity multiple: 7.18×
• Total profit: $252,391
• Equity at exit: $283,452

Cash invested: $40,852 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,362 medium
• Mortgage (P&I): −$765
• Tax from tax record: −$49 /mo · $592/yr
• Insurance: −$61
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $135

Break-even live

Break-even rent $1,192

Max offer price $145,900

Occupancy floor 85%

Sensitivity live

Price	-10% $217	-5% $176	+0% $135	+5% $93	+10% $52
Rent	-10% $27	-5% $81	+0% $135	+5% $188	+10% $242
Rate	-1.0pp $208	-0.5pp $172	base $135	+0.5pp $97	+1.0pp $58

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: $36,475
• Closing costs: $4,377
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $145,900 Active 24 DOM
2. 2026-06-19
   days on market $145,900 Active 22 DOM
3. 2026-06-18
   days on market $145,900 Active 21 DOM
4. 2026-06-17
   days on market $145,900 Active 20 DOM
5. 2026-06-16
   days on market $145,900 Active 19 DOM
6. 2026-06-15
   days on market $145,900 Active 18 DOM
7. 2026-06-14
   days on market $145,900 Active 16 DOM
8. 2026-06-12
   days on market $145,900 Active 15 DOM
9. 2026-06-09
   days on market $145,900 Active 12 DOM
10. 2026-06-08
    days on market $145,900 Active 11 DOM
11. 2026-06-07
    days on market $145,900 Active 10 DOM
12. 2026-06-05
    days on market $145,900 Active 7 DOM
13. 2026-06-03
    days on market $145,900 Active 6 DOM
14. 2026-06-02
    days on market $145,900 Active 5 DOM
15. 2026-06-01
    days on market $145,900 Active 4 DOM
16. 2026-05-31
    days on market $145,900 Active 3 DOM
17. 2026-05-30
    days on market $145,900 Active 2 DOM
18. 2026-02-19
    price $154,900 485-char remark
19. 2025-11-21
    listed $169,900 Active 485-char remark

ⓘ 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: $592 · $49/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$269/yr (+$22/mo · 45.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $16,347
• − Mortgage interest: −$8,173
• − Property taxes: −$592
• − Insurance: −$1,527
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$4,244
• Taxable loss: −$804
• Est. tax savings @ 24.0%: +$193
• After-tax cash flow: $1,807/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

-14.1% since first listed

3 events — show timeline

• 2026-05-28 Listed $145,900 KVBOR
• 2026-02-19 Price Changed $154,900 KVBOR
• 2025-11-21 Listed $169,900 KVBOR

Property tax history

+5.3%/yr

Latest (2025): $592 · +19.4% YoY. Source: county tax records.