523 Hornor Ave · Clarksburg, WV 26301

$110,000

5 bd · 2.0 ba · 2,248 sqft · SingleFamily public records · 45 Days on market

Built 1910 4,008 sqft lot Est $144k · 24% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and convenient duplex investment! Both units are rented out to instantly generate income. Close proximity to schools, library, convenience stores, public transportation, and more in downtown Clarksburg and Rt. 50. Newer roof installed 2 years ago, and each unit has central heating & cooling. This house offers a covered porch, back deck, and spacious yard for tenants' leisure. Schedule your showing today! 24-hour notice required for showings. All measurements are approximate.

Key facts

• Central heating
• Covered porch
• Spacious yard

Tags

• DUPLEX INVESTMENT
• CENTRAL HEATING
• CENTRAL COOLING
• COVERED PORCH
• BACK DECK
• SPACIOUS YARD

Property features AI

Exterior

• Parking: On-street parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Multi-family residential (2–4 family); 2 stories
• Construction: Brick and frame construction; Shingle roof
• Exterior features: Patio; Porch; Sloped lot

Interior

• Kitchen: Includes refrigerator and range
• Bedrooms: Two 2-bedroom units
• Flooring: Ceramic tile; Tile; Vinyl
• Bathrooms: Two full bathrooms (total)
• Heating & cooling: Central heating (forced air); Central air conditioning; Ceiling fans
• Interior features: Refrigerator; Range; Ceramic tile and vinyl flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 6.8% in Clarksburg — 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 81/100 on livability (#11 in WV, #1,521 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime D+, employment D-.
• Harrison County Schools (town): math 29% / reading 43% proficiency, ranked #12 of 55 in WV (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Robert C Byrd High School (math 22% / reading 52%, grade F, #32 of 110 statewide, top 34%, 765 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.6%/yr); 54 active listings in the ZIP; 84 units permitted in Harrison County in 2024 (5 in 5+ unit buildings).
• This rent runs 33% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Harrison County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1910 — 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 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. 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?
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: 1.25% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.62%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $143,872
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 N Chestnut	0.34mi	4/2.5 (-1)	2,310 (+3%)	5mo	$116,300	$50	68
107 Ridenour St	0.58mi	4/2.0 (-1)	2,106 (-6%)	14mo	$185,000	$88	46
725 Locust Ave	0.36mi	4/1.0 (-1)	1,942 (-14%)	14mo	$125,000	$64	40
114 Ridenour St	0.60mi	4/2.5 (-1)	2,085 (-7%)	17mo	$145,000	$70	39
178 Hickman St	0.49mi	5/3.0	2,471 (+10%)	23mo	$50,000	$20	37

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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $3,689
• Equity at exit: $16,401

10-year hold

• IRR: 13.2%
• Equity multiple: 2.09×
• Total profit: $33,444
• Equity at exit: $9,511

Cash invested: $30,800 (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 26301

• Home prices YoY: -26.4%
• Rents YoY: 3.6%
• Active inventory: 54
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$138 /mo · $1,654/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $324

Break-even live

Break-even rent $963

Max offer price $110,000

Occupancy floor 71%

Sensitivity live

Price	-10% $386	-5% $355	+0% $324	+5% $293	+10% $262
Rent	-10% $215	-5% $270	+0% $324	+5% $378	+10% $432
Rate	-1.0pp $379	-0.5pp $352	base $324	+0.5pp $295	+1.0pp $266

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $110,000 Active 45 DOM
2. 2026-06-19
   days on market $110,000 Active 43 DOM
3. 2026-06-18
   days on market $110,000 Active 42 DOM
4. 2026-06-17
   days on market $110,000 Active 41 DOM
5. 2026-06-16
   days on market $110,000 Active 40 DOM
6. 2026-06-15
   days on market $110,000 Active 39 DOM
7. 2026-06-14
   days on market $110,000 Active 37 DOM
8. 2026-06-12
   days on market $110,000 Active 36 DOM
9. 2026-06-09
   days on market $110,000 Active 33 DOM
10. 2026-06-09
    price $110,000 Active 32 DOM
11. 2026-06-08
    days on market $115,000 Active 32 DOM
12. 2026-06-07
    days on market $115,000 Active 31 DOM
13. 2026-06-05
    days on market $115,000 Active 28 DOM
14. 2026-06-03
    days on market $115,000 Active 27 DOM
15. 2026-06-02
    days on market $115,000 Active 26 DOM
16. 2026-06-01
    days on market $115,000 Active 25 DOM
17. 2026-05-31
    days on market $115,000 Active 24 DOM
18. 2026-05-30
    days on market $115,000 Active 23 DOM
19. 2026-05-07
    listed $115,000 Active
20. 2018-06-29
    soldstatus $415,000
21. 1997-12-05
    soldstatus $37,500

ⓘ 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: $1,654 · $138/mo
• Projected year-2 tax: $1,654 · $138/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,473
• − Mortgage interest: −$6,162
• − Property taxes: −$1,654
• − Insurance: −$550
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$3,200
• Taxable income: $2,271
• Est. tax owed @ 24.0%: −$545
• After-tax cash flow: $3,342/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: Harrison County Schools
• NCES district ID: 5400510
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $43,269
• Composite: 30.48/100
• National rank: #6222
• State rank: #12 of 55 in WV

Livability — Clarksburg

• Score: 81/100
• State rank: #11
• US rank: #1521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksburg, WV
• County: Harrison County · 44,316 people
• City population: 28,716
• Metro: Clarksburg, WV
• Population (ZIP): 28,716
• Household income: $49,816
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 765.0

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 67,273 people
• By 2030: 65,963 · -1.9%
• By 2040: 63,033 · -6.3%
• By 2050: 59,999 · -10.8%
• By 2075: 52,524 · -21.9%
• By 2100: 42,654 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+41.0) · D 28.5% · R 69.4% · Other 2.1%
• 2008→2024 swing: -27.6pp toward R · 2008: -13.3pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+37.6 2016: R+39.5 2012: R+23.5 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.70%
• Current HPI: 149.308
• Rent YoY: ▲ 3.62%
• Metro: Clarksburg, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+206.7% since first listed

3 events — show timeline

• 2026-05-07 Listed $115,000 NCWVREIN
• 2018-06-29 Sold (Public Records) $415,000 Public Records
• 1997-12-05 Sold (Public Records) $37,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,654 · +8.2% YoY. Source: county tax records.