24 Pleasant View Ave · Wheeling, WV 26003

$55,000

3 bd · 2.5 ba · 1,342 sqft · SingleFamily public records · 1 Days on market

Built 1941 7,501 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors! Take a look at this opportunity at 24 Pleasant View Ave, Wheeling, WV! This single-family residence boasts three spacious bedrooms and two bathrooms. Entertain in the large, inviting living area complete with a cozy fireplace or host dinner parties in the formal dining room. Step out onto the deck from the kitchen/dinette for a relaxing meal outdoorsAs a REO property, it's sold as-is where-is, offering you the chance to add your personal touch and increase its value. This property holds enormous potential for those with a vision. Don't miss out on this investment opportunity, call an agent today for more information.

Key facts

• Formal dining room
• Attached garage
• Kitchen dinette

Tags

• LARGE LIVING ROOM
• FIREPLACE
• FORMAL DINING ROOM
• KITCHEN DINETTE
• REAR DECK
• ATTACHED GARAGE

Property features AI

Exterior

• Parking: Attached garage (1 space) with concrete driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence (Cape Cod style); 1 story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Residential zoning

Interior

• Kitchen: Dishwasher; Gas water heater
• Bedrooms: See full room details for bedroom locations
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Walk-in closet(s); Fireplace (1)
• Laundry & utility: Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 19.0% vs local median 4.3% in Wheeling — 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 69/100 on livability (#74 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Ohio County Schools (urban): math 34% / reading 49% proficiency, ranked #5 of 55 in WV (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 223 active listings in the ZIP; 2 units permitted in Ohio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ohio County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $36k; list at $55k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1941 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.20% ✓
• Cap rate: 19.05%
• Cash-on-cash: 45.54%
• DSCR: 3.03
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $205,326
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Pleasant View Ave	0.00mi	3/2.0	1,342 (0%)	0mo	$56,500	$42	98
106 Incline Ave	0.41mi	3/2.0	1,260 (-6%)	4mo	$235,330	$187	65
7 Schuberts Ln	0.50mi	4/2.0 (+1)	1,366 (+2%)	3mo	$190,000	$139	64
3 Indian Pt	0.52mi	3/2.0	1,250 (-7%)	1mo	$255,000	$204	61
187 Frazier Run Rd	0.33mi	3/1.0	1,392 (+4%)	14mo	$112,000	$80	60
150 Incline Ave	0.34mi	3/2.0	1,200 (-11%)	10mo	$220,000	$183	56
917 Frazier Run Rd	0.15mi	3/2.0	1,152 (-14%)	14mo	$176,000	$153	56
10 Ark Ave	0.33mi	2/2.0 (-1)	1,444 (+8%)	11mo	$174,900	$121	56
9 Indian Point Ests	0.51mi	3/2.0	1,400 (+4%)	13mo	$225,000	$161	56
3819 Wetzel St	0.60mi	3/2.0	1,398 (+4%)	9mo	$110,000	$79	55
4000 Eoff St	0.70mi	2/1.5 (-1)	1,224 (-9%)	4mo	$31,000	$25	41
74 Briarwood Rd	0.65mi	3/2.0	1,196 (-11%)	11mo	$278,000	$232	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.03% rent growth · sell at horizon

5-year hold

• IRR: 42.7%
• Equity multiple: 2.84×
• Total profit: $28,363
• Equity at exit: $8,201

10-year hold

• IRR: 48.8%
• Equity multiple: 5.73×
• Total profit: $72,833
• Equity at exit: $4,755

Cash invested: $15,400 (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 26003

• Home prices YoY: -23.4%
• Rents YoY: 3.0%
• Active inventory: 223
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $584

Break-even live

Break-even rent $469

Max offer price $55,000

Occupancy floor 47%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-18
   status Pending
2. 2026-05-17
   listed $55,000 Active
3. 2024-01-30
   soldstatus $35,500
4. 2023-08-21
   soldstatus $35,000 645-char remark

   Show marketing remark (645 chars)

   Attention investors! Take a look at this opportunity at 24 Pleasant View Ave, Wheeling, WV! This single-family residence boasts three spacious bedrooms and two bathrooms. Entertain in the large, inviting living area complete with a cozy fireplace or host dinner parties in the formal dining room. Step out onto the deck from the kitchen/dinette for a relaxing meal outdoorsAs a REO property, it's sold as-is where-is, offering you the chance to add your personal touch and increase its value. This property holds enormous potential for those with a vision. Don't miss out on this investment opportunity, call an agent today for more information.

5. 2023-06-27
   listed $31,200 645-char remark

   Show marketing remark (645 chars)

   Attention investors! Take a look at this opportunity at 24 Pleasant View Ave, Wheeling, WV! This single-family residence boasts three spacious bedrooms and two bathrooms. Entertain in the large, inviting living area complete with a cozy fireplace or host dinner parties in the formal dining room. Step out onto the deck from the kitchen/dinette for a relaxing meal outdoorsAs a REO property, it's sold as-is where-is, offering you the chance to add your personal touch and increase its value. This property holds enormous potential for those with a vision. Don't miss out on this investment opportunity, call an agent today for more information.

6. 2023-04-03
   soldstatus $22,800

ⓘ 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: $713 · $59/mo
• Projected year-2 tax: $713 · $59/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 6 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,510
• − Mortgage interest: −$3,081
• − Property taxes: −$713
• − Insurance: −$275
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$1,600
• Taxable income: $6,520
• Est. tax owed @ 24.0%: −$1,565
• After-tax cash flow: $5,449/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: Ohio County Schools
• NCES district ID: 5401050
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $41,572
• Composite: 34.88/100
• National rank: #5085
• State rank: #5 of 55 in WV

Livability — Wheeling

• Score: 69/100
• State rank: #74
• US rank: #8950

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wheeling, WV
• County: Ohio County · 39,982 people
• City population: 39,982
• Metro: Wheeling, WV-OH
• Population (ZIP): 39,982
• Household income: $57,703
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1630.0

Population outlook (Ohio County) Hauer SSP2

• Today (2025): 40,604 people
• By 2030: 39,150 · -3.6%
• By 2040: 36,039 · -11.2%
• By 2050: 33,582 · -17.3%
• By 2075: 28,662 · -29.4%
• By 2100: 22,963 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Ohio

• 2024 margin: Strong R (+26.0) · D 36.0% · R 62.0% · Other 2.0%
• 2008→2024 swing: -15.3pp toward R · 2008: -10.8pp · 2024: -26.0pp
• All cycles: 2024: R+26.0 2020: R+25.8 2016: R+31.6 2012: R+22.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.09%
• Current HPI: 223.4106
• Rent YoY: ▲ 3.03%
• Metro: Wheeling, WV-OH
• State GDP YoY: —
• F500 in state: 0

Price history

+141.2% since first listed

6 events — show timeline

• 2026-05-18 Pending — WBOR
• 2026-05-17 Listed $55,000 WBOR
• 2024-01-30 Sold (Public Records) $35,500 Public Records
• 2023-08-21 Sold (MLS) $35,000 WBOR
• 2023-06-27 Listed $31,200 WBOR
• 2023-04-03 Sold (Public Records) $22,800 Public Records

Property tax history

+9.1%/yr

Latest (2025): $713 · -47.7% YoY. Source: county tax records.