1113 George St · Parkersburg, WV 26101

$70,000

3 bd · 1.5 ba · 1,892 sqft · SingleFamily public records · 5 Days on market

Built 1900 3,920 sqft lot

---

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

Listing remarks MLS

With 3 bedrooms and 2 baths, this spacious home boasts over 2000 sq ft of living space, presenting an excellent rental opportunity. The seller is selling the property in it's current condition, with no modifications, being sold as is.

Key facts

• Original staircase
• Updated bathroom
• 3,920 sq ft lot

Tags

• ORIGINAL ARCHITECTURAL DETAILS
• ORIGINAL HARDWOOD FLOORS
• ORIGINAL STAIRCASE
• ORIGINAL DOUBLE DOORS
• LARGE COVERED FRONT PORCH
• UPDATED BATHROOM

Property features AI

Exterior

• Parking: Carport (1 space); Off-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story home; Shingle roof; Vinyl siding exterior
• Construction: Built (year per assessor); Vinyl siding construction; Shingle roof; Unfinished basement foundation
• Exterior features: Covered, enclosed front porch; Patio and additional porch area

Interior

• Kitchen: Refrigerator included
• Bedrooms: Three bedrooms on the second floor (hardwood floors in bedrooms)
• Flooring: Hardwood flooring in living room, dining room, and bedrooms
• Bathrooms: One full bathroom and one half bathroom (one main-level bathroom)
• Heating & cooling: Gas heating; Ceiling fans and window air conditioning units
• Interior features: Unfinished basement; Decorative fireplace
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 14.7% vs local median 5.6% 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+, schools F, commute 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.
• Market conditions: 149 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $57k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $70,000

Questions for the listing agent

1. Built in 1900 — 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 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?
4. 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?
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: 1.65% ✓
• Cap rate: 14.66%
• Cash-on-cash: 29.90%
• DSCR: 2.33
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $162,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1709 Oak St	0.45mi	3/2.0	1,910 (+1%)	7mo	$135,000	$71	70
1509 Park Ave	0.57mi	3/1.5	1,920 (+2%)	3mo	$165,000	$86	68
1702 Spring St	0.56mi	3/1.0	1,810 (-4%)	2mo	$35,000	$19	63
1603 Avery St	0.59mi	3/1.5	1,991 (+5%)	6mo	$179,000	$90	58
1011 Swann St	0.28mi	3/1.0	1,638 (-13%)	6mo	$16,000	$10	58
1712 20th St	0.64mi	4/2.5 (+1)	1,940 (+2%)	3mo	$215,000	$111	54
1234 20th St	0.60mi	3/2.5	2,046 (+8%)	2mo	$216,000	$106	53
1318 Avery St	0.50mi	4/2.0 (+1)	2,044 (+8%)	4mo	$135,000	$66	53
1231 22nd St	0.74mi	4/1.5 (+1)	1,776 (-6%)	4mo	$107,000	$60	47
2115 Elm St	0.74mi	3/1.5	1,668 (-12%)	3mo	$145,000	$87	44
2107 Plum St	0.74mi	4/3.0 (+1)	2,069 (+9%)	1mo	$248,000	$120	38
1421 20th St	0.62mi	4/2.0 (+1)	1,628 (-14%)	6mo	$83,000	$51	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.01×
• Total profit: $19,738
• Equity at exit: $10,437

10-year hold

• IRR: 32.2%
• Equity multiple: 3.92×
• Total profit: $57,153
• Equity at exit: $6,052

Cash invested: $19,600 (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: 149
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$26 /mo · $308/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $488

Break-even live

Break-even rent $534

Max offer price $70,000

Occupancy floor 53%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-19
   days on market $70,000 Active 5 DOM
2. 2026-06-18
   days on market $70,000 Active 4 DOM
3. 2026-06-17
   days on market $70,000 Active 3 DOM
4. 2026-06-16
   days on market $70,000 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $70,000 Active 1 DOM

ⓘ 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: $308 · $26/mo
• Projected year-2 tax: $413 · $34/mo
• Expected delta: +$105/yr (+$9/mo · 34.1%)

ⓘ 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 5/10 Major 7 d/yr ≥102°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: $13,827
• − Mortgage interest: −$3,921
• − Property taxes: −$308
• − Insurance: −$350
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$2,036
• Taxable income: $4,999
• Est. tax owed @ 24.0%: −$1,200
• After-tax cash flow: $4,660/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

+16.7% since first listed

4 events — show timeline

• 2026-06-14 Listed $70,000 MLSNOW
• 2024-09-04 Sold (MLS) $56,700 MLSNOW
• 2024-08-01 Contingent — MLSNOW
• 2024-07-22 Listed $60,000 MLSNOW

Property tax history

+12.3%/yr

Latest (2025): $308 · +15.2% YoY. Source: county tax records.