603 33rd St · Parkersburg, WV 26101

$97,000

4 bd · 2.0 ba · 1,664 sqft · MultiFamily public records · 80 Days on market

Built 1921 5,601 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 +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Beechwood Bargain. Opportunity to buy your own duplex, ready for your remodeling. Old south style with porch for each. 4 rooms each unit. 2 BR unit up, 1 BR with den down. Separate utilities, deep lot with alley access. Foreclosure, No PDF, Lender prequalification letter and minimum $500 earnest deposit required with all offers. * 603 & 603 1/2. Elem: Madison Elementary School Elem/Bus: Y JrHigh: Van Devender Jr. High School JrHigh/Bus: N High: Parkersburg High High/Bus: N Fire: CIT Police: CTY ; PRKG= On Street, ;SQFT=Unit 1 SQFT= 832 , Unit 2 SQFT= 832 ,

Key facts

• 5,601 sq ft lot
• Built 1921
• Listed 79 days

Property features AI

Finance

• Financial info: Tenant pays all utilities

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Public water
• Home design: Two-story building
• Construction: Vinyl siding; Asphalt roof; Built according to public records
• Exterior features: Public sewer; Public water

Interior

• Bedrooms: Two 2-bedroom units (each unit is two-bedroom)
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Baseboard heating (electric); Window cooling units
• Interior features: Fixer condition

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $97k.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive. Per door: $357/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Recommended offer: $91k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 5.5% in Parkersburg — 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 72/100 on livability (#46 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, commute F, employment F.
• Wood County Schools (urban): math 38% / reading 48% proficiency, ranked #3 of 55 in WV (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Madison Elementary School (math 52% / reading 52%, grade C-, #39 of 377 statewide, top 12%, 287 students, 0% FRL); Van Devender Middle School (math 16% / reading 24%, grade F, #104 of 109 statewide, top 96%, 311 students, 0% FRL); Parkersburg High School (math 25% / reading 49%, grade F, #32 of 110 statewide, top 34%, 1,651 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: 148 active listings in the ZIP; 124 units permitted in Wood County in 2024 (33 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $671 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wood County population projected at -13% 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $19k; list at $97k implies a 411% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,180 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is D 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.77% ✓
• Cap rate: 15.14%
• Cash-on-cash: 31.58%
• DSCR: 2.41
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.5%
• Equity multiple: 2.10×
• Total profit: $29,813
• Equity at exit: $14,463

10-year hold

• IRR: 34.1%
• Equity multiple: 4.12×
• Total profit: $84,614
• Equity at exit: $8,387

Cash invested: $27,160 (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 26101

• Home prices YoY: -27.3%
• Active inventory: 148
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,718 medium
• Mortgage (P&I): −$509
• Tax from tax record: −$93 /mo · $1,121/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $715

Break-even live

Break-even rent $813

Max offer price $97,000

Occupancy floor 53%

Sensitivity live

Price	-10% $770	-5% $742	+0% $715	+5% $687	+10% $660
Rent	-10% $579	-5% $647	+0% $715	+5% $783	+10% $850
Rate	-1.0pp $764	-0.5pp $739	base $715	+0.5pp $690	+1.0pp $664

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,718
Total (2 units)			$1,718

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $97,000 Active 80 DOM
2. 2026-06-19
   days on market $97,000 Active 78 DOM
3. 2026-06-18
   days on market $97,000 Active 77 DOM
4. 2026-06-17
   days on market $97,000 Active 76 DOM
5. 2026-06-16
   days on market $97,000 Active 75 DOM
6. 2026-06-15
   days on market $97,000 Active 74 DOM
7. 2026-06-14
   days on market $97,000 Active 72 DOM
8. 2026-06-12
   days on market $97,000 Active 71 DOM
9. 2026-06-09
   days on market $97,000 Active 68 DOM
10. 2026-06-08
    days on market $97,000 Active 67 DOM
11. 2026-06-07
    days on market $97,000 Active 66 DOM
12. 2026-06-05
    days on market $97,000 Active 63 DOM
13. 2026-06-03
    days on market $97,000 Active 62 DOM
14. 2026-06-02
    days on market $97,000 Active 61 DOM
15. 2026-06-01
    days on market $97,000 Active 60 DOM
16. 2026-05-31
    days on market $97,000 Active 59 DOM
17. 2026-05-30
    days on market $97,000 Active 58 DOM
18. 2026-04-02
    listed $97,000 Active
19. 2026-03-26
    historical
20. 2025-12-12
    listed $108,000 Active
21. 2016-01-20
    soldstatus $19,000
22. 2009-04-24
    soldstatus $12,000 577-char remark

    Show marketing remark (577 chars)

    Beechwood Bargain. Opportunity to buy your own duplex, ready for your remodeling. Old south style with porch for each. 4 rooms each unit. 2 BR unit up, 1 BR with den down. Separate utilities, deep lot with alley access. Foreclosure, No PDF, Lender prequalification letter and minimum $500 earnest deposit required with all offers. * 603 & 603 1/2. Elem: Madison Elementary School Elem/Bus: Y JrHigh: Van Devender Jr. High School JrHigh/Bus: N High: Parkersburg High High/Bus: N Fire: CIT Police: CTY ; PRKG= On Street, ;SQFT=Unit 1 SQFT= 832 , Unit 2 SQFT= 832 ,

23. 2008-10-03
    listed $12,500 577-char remark

    Show marketing remark (577 chars)

    Beechwood Bargain. Opportunity to buy your own duplex, ready for your remodeling. Old south style with porch for each. 4 rooms each unit. 2 BR unit up, 1 BR with den down. Separate utilities, deep lot with alley access. Foreclosure, No PDF, Lender prequalification letter and minimum $500 earnest deposit required with all offers. * 603 & 603 1/2. Elem: Madison Elementary School Elem/Bus: Y JrHigh: Van Devender Jr. High School JrHigh/Bus: N High: Parkersburg High High/Bus: N Fire: CIT Police: CTY ; PRKG= On Street, ;SQFT=Unit 1 SQFT= 832 , Unit 2 SQFT= 832 ,

24. 2005-05-23
    soldstatus $36,000
25. 2004-11-08
    listed $38,500

ⓘ 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: $1,121 · $93/mo
• Projected year-2 tax: $1,121 · $93/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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: $20,616
• − Mortgage interest: −$5,434
• − Property taxes: −$1,121
• − Insurance: −$485
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$2,822
• Taxable income: $7,457
• Est. tax owed @ 24.0%: −$1,790
• After-tax cash flow: $6,787/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: Wood County Schools
• NCES district ID: 5401620
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $42,363
• Composite: 36.22/100
• National rank: #4728
• State rank: #3 of 55 in WV

Livability — Parkersburg

• Score: 72/100
• State rank: #46
• US rank: #5841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parkersburg, WV
• County: Wood County · 44,810 people
• City population: 44,810
• Metro: Parkersburg-Vienna, WV
• Population (ZIP): 28,005
• Household income: $48,710
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 723.0

Population outlook (Wood County) Hauer SSP2

• Today (2025): 84,304 people
• By 2030: 82,420 · -2.2%
• By 2040: 78,133 · -7.3%
• By 2050: 73,639 · -12.7%
• By 2075: 63,093 · -25.2%
• By 2100: 50,461 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 1%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+43.0) · D 27.6% · R 70.7% · Other 1.6%
• 2008→2024 swing: -14.4pp toward R · 2008: -28.7pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+42.0 2016: R+47.8 2012: R+32.5 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.52%
• Current HPI: 203.4508
• Rent YoY: —
• Metro: Parkersburg-Vienna, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+151.9% since first listed

8 events — show timeline

• 2026-04-02 Listed $97,000 MLSNOW
• 2026-03-26 Listing Removed — MLSNOW
• 2025-12-12 Listed $108,000 MLSNOW
• 2016-01-20 Sold (Public Records) $19,000 Public Records
• 2009-04-24 Sold (MLS) $12,000 MLSNOW
• 2008-10-03 Listed $12,500 MLSNOW
• 2005-05-23 Sold (MLS) $36,000 MLSNOW
• 2004-11-08 Listed $38,500 MLSNOW

Property tax history

+15.4%/yr

Latest (2025): $1,121 · +6.6% YoY. Source: county tax records.