Mason County

Mason County lands at the 98th percentile nationally out of 1,000 counties scored, ranking 13th overall and 3rd in West Virginia. At a median home price of $163,773 and 5.84% year-over-year appreciation, the market is clearly tilted toward the appreciation side of the spectrum rather than cash flow. The tool returns zeros on cap rate, cash-on-cash return, and estimated cash flow, which means the rent data needed to model those numbers isn't available here. What the data does show is an affordability index of 95 out of 100 and an appreciation score of 89, which together tell a consistent story: prices are low enough that entry is accessible, and the market has been moving. The missing piece is whether rents have kept pace, and that's a critical underwriting gap any buyer needs to fill with local property management comps before committing.

The profile here fits an appreciation-oriented buyer more than a pure cash-flow operator. A $163,773 purchase price with a 20% down payment of roughly $32,755 means you're buying in at a level where even modest rent income can cover carry costs, but the score of 0 on cash flow is a caution flag, not a green light. Value-add operators who can force appreciation through renovation may find the low entry point useful, but the stability score of 50 suggests this isn't a set-it-and-forget-it market. An investor who wants steady, predictable income from day one should approach carefully; the appreciation thesis is present, but the operational picture needs more data before it confirms.

The tax and insurance picture is a genuine tailwind here. West Virginia's state-average effective property tax rate is 0.59%, flagged as low, and the insurance rate comes in at 0.26%. Combined, that's $116 per month in tax and insurance on a median-priced asset, or $1,392 annually. At a $163,773 purchase price, that carry cost is manageable, and the low tax rate is worth a dedicated line on your underwrite as a positive offset against any cash-flow shortfalls elsewhere in the model. Keep in mind this is a state-average estimate from the Tax Foundation's 2024 data; actual county and township rates can differ, so verify the Mason County assessor's figures before closing.

The stability score of 50 is the number that deserves the most attention when thinking about risk. In a county of 25,488 people, tenant demand is concentrated, and any softening in local employment or population would hit vacancy rates faster than it would in a larger metro. No economic anchor data was provided for Mason County, so there's no named employer or industry data available to evaluate job base resilience here. That absence itself is meaningful: buyers should conduct their own research into the county's employment mix, commuting patterns, and any industrial or institutional employers anchoring the local economy before underwriting long-term occupancy assumptions.

Compared to its neighbors, Mason County offers a different trade-off depending on what you're optimizing for. Hancock County scores highest in the group at 82 overall versus Mason's 79, with a median price of $146,421, so it's both cheaper and scores better overall, which makes it the most direct competitive alternative. Marshall County at $134,743 and an 80 overall score is the lowest-priced option in the peer set. Ohio County is the only neighbor with rent data available: a median rent of $971 against a $154,458 price implies a rent-to-price ratio of 0.755%, which is thin but at least quantified. Ohio County's overall score of 74 is the lowest in the group, so that rent data comes with a meaningful quality discount. Mason's case for selection over neighbors rests on its 5.84% appreciation and top-3 state ranking, not on a demonstrably superior cash-flow yield. If appreciation is your primary thesis, Mason's numbers support it. If you need immediate cash flow confirmed by rent data, Ohio County at least gives you a number to underwrite, and Hancock's lower price point may offer better margin once you pull local rents.