103 Idabelle Ave · Wheeling, WV 20003

$114,500

3 bd · 1.5 ba · 1,176 sqft · SingleFamily public records · 60 Days on market

Built 1920 6,098 sqft lot $97/sqft · 27% below area Est $157k · 27% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location Location. .. Desirable Elm Grove. .. 2 bedrooms with a 2nd floor laundry. .. Large living room. .. Half bath on first floor. Large panty off kitchen. .. Full bath on 2nd floor . .HUGE YARD. .. walking distance to shopping, restaurants and the bus line. Low traffic street. Affordable housing in a great area and it's MOVE IN READY.

Key facts

• Huge yard
• Low traffic street
• Move in ready

Tags

• HUGE YARD
• WALKING DISTANCE TO SHOPPING
• WALKING DISTANCE TO BUS LINE
• LOW TRAFFIC STREET
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $114k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.2% 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 falling (-4.9%/yr); 6 active listings in the ZIP; high-income renter base; 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 $792 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $14k; list at $114k implies a 718% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,065 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.94% ✓
• Cap rate: 26.21%
• Cash-on-cash: 71.14%
• DSCR: 4.17
• GRM: 2.8

CMA / ARV

• ARV (median comp): $157,159
• List price: $114,500
• Delta: -27.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
182 Idabelle Ave	0.06mi	2/1.5 (-1)	1,179 (+0%)	2mo	$155,000	$131	90
163 Paxton Ave	0.21mi	3/1.5	1,316 (+12%)	5mo	$170,000	$129	66
49 Chambers Ave	0.51mi	2/2.0 (-1)	1,180 (+0%)	5mo	$106,000	$90	64
147 Center Ave	0.20mi	3/2.0	1,320 (+12%)	8mo	$180,000	$136	62
108 Paxton Ave	0.36mi	2/2.0 (-1)	1,096 (-7%)	6mo	$139,000	$127	60
24 Sycamore Ave	0.36mi	3/1.0	1,032 (-12%)	10mo	$160,000	$155	53
2225 Marshall Ave, Ave	0.47mi	2/1.5 (-1)	1,078 (-8%)	8mo	$38,500	$36	52
112 Paxton Ave	0.34mi	2/1.0 (-1)	1,008 (-14%)	3mo	$110,000	$109	51
3 Woodcrest Dr	0.45mi	3/2.5	1,310 (+11%)	7mo	$246,087	$188	50
16 Courtland Ave	0.50mi	3/2.0	1,337 (+14%)	8mo	$245,000	$183	46
211 Kruger St	0.42mi	2/1.0 (-1)	1,048 (-11%)	14mo	$23,500	$22	44
411 Jones St	0.62mi	3/1.5	1,329 (+13%)	10mo	$87,500	$66	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 67.4%
• Equity multiple: 3.89×
• Total profit: $92,670
• Equity at exit: $17,072

10-year hold

• IRR: 70.6%
• Equity multiple: 7.19×
• Total profit: $198,588
• Equity at exit: $9,900

Cash invested: $32,060 (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 20003

• Rents YoY: -4.9%
• Active inventory: 6
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $3,364 medium
• Mortgage (P&I): −$600
• Tax from tax record: −$109 /mo · $1,309/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$707
• Net cashflow: $1,901

Break-even live

Break-even rent $959

Max offer price $114,500

Occupancy floor 39%

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-03-27
   listed $114,500 Active 341-char remark

   Show marketing remark (341 chars)

   Location Location. .. Desirable Elm Grove. .. 2 bedrooms with a 2nd floor laundry. .. Large living room. .. Half bath on first floor. Large panty off kitchen. .. Full bath on 2nd floor . .HUGE YARD. .. walking distance to shopping, restaurants and the bus line. Low traffic street. Affordable housing in a great area and it's MOVE IN READY.

2. 2018-02-12
   soldstatus $14,000 296-char remark

   Show marketing remark (296 chars)

   Nice 2 story home in a fantastic neighborhood. The home has 3 bedrooms and 1 bath. 2 of the bedrooms are captured. The home would make a great first home or investment property. The home does need work. Furnace is located in the crawl space. Relax on the nice deck overlooking the nice side yard.

3. 2018-02-12
   soldstatus $14,000

   Show marketing remark (296 chars)

   Nice 2 story home in a fantastic neighborhood. The home has 3 bedrooms and 1 bath. 2 of the bedrooms are captured. The home would make a great first home or investment property. The home does need work. Furnace is located in the crawl space. Relax on the nice deck overlooking the nice side yard.

4. 2017-11-28
   listed $25,000 296-char remark

   Show marketing remark (296 chars)

   Nice 2 story home in a fantastic neighborhood. The home has 3 bedrooms and 1 bath. 2 of the bedrooms are captured. The home would make a great first home or investment property. The home does need work. Furnace is located in the crawl space. Relax on the nice deck overlooking the nice side yard.

5. 1977-10-03
   soldstatus $26,000

ⓘ 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: $1,309 · $109/mo
• Projected year-2 tax: $1,309 · $109/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 4/10 Moderate 7 d/yr ≥97°F today · 20 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: $40,374
• − Mortgage interest: −$6,414
• − Property taxes: −$1,309
• − Insurance: −$572
• − Repairs & maintenance: −$3,230
• − Management: −$3,230
• − Depreciation: −$3,331
• Taxable income: $22,287
• Est. tax owed @ 24.0%: −$5,349
• After-tax cash flow: $17,459/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: District of Columbia
• City population: 39,982
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 37,482
• Household income: $159,846
• Rent vs Own: 63.0% rent · 37.0% own
• Severe rent burden: 1469.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Black 23% Hispanic / Latino 6% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 4% Slovak 3% Italian 3%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -783.88%
• Current HPI: 362.7496
• Rent YoY: ▼ -4.88%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• State GDP YoY: —
• F500 in state: 0

Price history

+340.4% since first listed

5 events — show timeline

• 2026-03-27 Listed $114,500 WBOR
• 2018-02-12 Sold (Public Records) $14,000 Public Records
• 2018-02-12 Sold (MLS) $14,000 WBOR
• 2017-11-28 Listed $25,000 WBOR
• 1977-10-03 Sold (Public Records) $26,000 Public Records

Property tax history

+17.4%/yr

Latest (2025): $1,309 · +3.9% YoY. Source: county tax records.