245 Austin Ave · Clarksburg, WV 26301

$89,900

2 bd · 1.0 ba · 940 sqft · SingleFamily public records · 74 Days on market

Built 1910 4,792 sqft lot Est $118k · 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.5/10.0
• 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

Simple, practical, and conveniently located. This 2 bedroom cottage offers updated LVP flooring, a refreshed bath, and low-maintenance vinyl siding. Just minutes to Route 50 and Clarksburg, it’s an easy fit for buyers looking for something manageable with updates already done.

Key facts

• Convenient to rt 50
• Vinyl siding outside
• Updates inside

Tags

• CONVENIENT TO RT 50
• UPDATES INSIDE
• NEWER METAL ROOF
• VINYL SIDING OUTSIDE

Property features AI

Finance

• Other: Property listed by LANDMARK REALTY SERVICES OF WV, INC
• Financial info: Financial details not included
• HOA & community: Community amenities include golf, pool, and tennis courts

Exterior

• Parking: On-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; 1 story
• Construction: Block, frame, and vinyl siding construction
• Exterior features: Shingle roof; Porch; Sloped lot

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: Bedrooms information not specified
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Has heating
• Interior features: Porch (covered entry); Unfinished basement; 5 total rooms; Smoke detector(s)
• Laundry & utility: Laundry/utility location not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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); 56 active listings in the ZIP; 84 units permitted in Harrison County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $90k implies a 1099% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.69%
• DSCR: 1.48
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $118,440
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Denham St	0.33mi	2/1.0	936 (-0%)	14mo	$22,500	$24	72
417 Spring	0.24mi	2/1.0	1,008 (+7%)	8mo	$127,000	$126	70
213 Point St	0.15mi	3/1.0 (+1)	816 (-13%)	13mo	$104,900	$129	55
108 Cimarron	0.56mi	2/1.5	820 (-13%)	5mo	$149,900	$183	46
610 West Virginia Ave	0.69mi	2/1.0	876 (-7%)	16mo	$115,000	$131	43
607 S 5th St	0.73mi	2/1.0	824 (-12%)	22mo	$62,000	$75	27
507 E Pike	0.65mi	3/1.0 (+1)	1,067 (+14%)	23mo	$48,000	$45	23

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $362
• Equity at exit: $13,404

10-year hold

• IRR: 10.6%
• Equity multiple: 1.85×
• Total profit: $21,394
• Equity at exit: $7,773

Cash invested: $25,172 (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: 56
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,034 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $224

Break-even live

Break-even rent $750

Max offer price $89,900

Occupancy floor 73%

Sensitivity live

Price	-10% $275	-5% $250	+0% $224	+5% $199	+10% $173
Rent	-10% $143	-5% $183	+0% $224	+5% $265	+10% $306
Rate	-1.0pp $270	-0.5pp $247	base $224	+0.5pp $201	+1.0pp $177

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $89,900 Active 74 DOM
2. 2026-06-18
   days on market $89,900 Active 73 DOM
3. 2026-06-17
   days on market $89,900 Active 72 DOM
4. 2026-06-16
   days on market $89,900 Active 71 DOM
5. 2026-06-15
   days on market $89,900 Active 70 DOM
6. 2026-06-14
   days on market $89,900 Active 68 DOM
7. 2026-06-12
   days on market $89,900 Active 67 DOM
8. 2026-06-09
   days on market $89,900 Active 64 DOM
9. 2026-06-08
   days on market $89,900 Active 63 DOM
10. 2026-06-07
    days on market $89,900 Active 62 DOM
11. 2026-06-05
    days on market $89,900 Active 59 DOM
12. 2026-06-03
    days on market $89,900 Active 58 DOM
13. 2026-06-02
    days on market $89,900 Active 57 DOM
14. 2026-06-01
    days on market $89,900 Active 56 DOM
15. 2026-05-31
    days on market $89,900 Active 55 DOM
16. 2026-05-30
    days on market $89,900 Active 54 DOM
17. 2026-05-06
    price $99,900
18. 2026-04-06
    listed $109,000 Active
19. 1989-05-22
    soldstatus $7,500

ⓘ 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: $1,005 · $84/mo
• Projected year-2 tax: $1,005 · $84/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 0% 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: $12,409
• − Mortgage interest: −$5,036
• − Property taxes: −$1,005
• − Insurance: −$450
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$2,615
• Taxable income: $1,318
• Est. tax owed @ 24.0%: −$316
• After-tax cash flow: $2,375/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

+1232.0% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $99,900 NCWVREIN
• 2026-04-06 Listed $109,000 NCWVREIN
• 1989-05-22 Sold (Public Records) $7,500 Public Records

Property tax history

+24.9%/yr

Latest (2025): $1,005 · +6.1% YoY. Source: county tax records.