455 Washington Ave · Clarksburg, WV 26301

$135,000

2 bd · 3.0 ba · 720 sqft · SingleFamily public records · 86 Days on market

Built 1903 3,703 sqft lot ↓ 7% since listing

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Why this score? — see what drove the F 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 +9.3/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious home offering 4 bedrooms, 3 full bathrooms, and 2 bonus rooms, providing plenty of flexible living space. Recently painted and renovated, featuring beautiful oak woodwork throughout. The home includes painted wood floors, an updated laundry area, and a finished attic that adds additional usable space. Property also offers two garages and off-street parking. Conveniently located with plenty of room for a growing household or investment opportunity. All measurements and taxes are approximate. See agent remarks

Key facts

• Updated laundry area
• Finished attic
• Painted wood floors

Tags

• PAINTED WOOD FLOORS
• UPDATED LAUNDRY AREA
• FINISHED ATTIC
• OFF-STREET PARKING

Property features AI

Finance

• HOA & community: Community amenities: golf, pool, tennis courts

Exterior

• Parking: Garage with 2 spaces; Off-street parking; On-street parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Two stories; House faces 6th St (corner of Washington Ave and 6th St)
• Construction: Block, brick, frame and wood siding construction; Rubber and shingle roof
• Exterior features: Porch; Level lot

Interior

• Kitchen: Range; Microwave; Refrigerator
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: Three full bathrooms
• Heating & cooling: Forced air heating (natural gas); Window cooling units
• Interior features: Two gas-log fireplaces; 13 total rooms; Unfinished concrete/crawl-space basement
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (26.7% below list).
• Recommended offer: $99k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 6.8% in Clarksburg — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,932 (26.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.73% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $70,560
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 1/2 Fairview Ave	0.40mi	2/1.0	720 (0%)	4mo	$56,500	$78	70
685 Custer	0.56mi	2/1.0	725 (+1%)	4mo	$110,000	$152	61
314 N 7th St	0.42mi	2/1.0	732 (+2%)	13mo	$72,000	$98	59
316 N 7th St	0.42mi	2/1.0	632 (-12%)	13mo	$100,000	$158	41
607 S 5th St	0.22mi	2/1.0	824 (+14%)	22mo	$62,000	$75	39
109 Garfield Rd	0.68mi	2/1.0	796 (+11%)	15mo	$117,000	$147	30
318 1/2 Sycamore St	0.42mi	1/1.0 (-1)	628 (-13%)	20mo	$48,000	$76	29

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: -20.9%
• Equity multiple: 0.27×
• Total profit: $-27,523
• Equity at exit: $20,129

10-year hold

• IRR: -13.0%
• Equity multiple: 0.22×
• Total profit: $-29,508
• Equity at exit: $11,672

Cash invested: $37,800 (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: 56
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$116 /mo · $1,386/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $-98

Break-even live

Break-even rent $1,114

Max offer price $117,663

Occupancy floor —

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $135,000 Active 86 DOM
2. 2026-06-18
   days on market $135,000 Active 85 DOM
3. 2026-06-17
   days on market $135,000 Active 84 DOM
4. 2026-06-16
   days on market $135,000 Active 83 DOM
5. 2026-06-15
   days on market $135,000 Active 82 DOM
6. 2026-06-14
   days on market $135,000 Active 80 DOM
7. 2026-06-12
   days on market $135,000 Active 79 DOM
8. 2026-06-09
   days on market $135,000 Active 76 DOM
9. 2026-06-08
   days on market $135,000 Active 75 DOM
10. 2026-06-07
    days on market $135,000 Active 74 DOM
11. 2026-06-05
    days on market $135,000 Active 71 DOM
12. 2026-06-03
    days on market $135,000 Active 70 DOM
13. 2026-06-02
    days on market $135,000 Active 69 DOM
14. 2026-06-01
    days on market $135,000 Active 68 DOM
15. 2026-06-01
    price $135,000 Active 67 DOM
16. 2026-05-31
    days on market $140,000 Active 67 DOM
17. 2026-05-30
    days on market $140,000 Active 66 DOM
18. 2026-04-21
    price $140,000
19. 2026-03-25
    listed $150,000 Active

ⓘ 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: $1,386 · $116/mo
• Projected year-2 tax: $1,386 · $116/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: $11,872
• − Mortgage interest: −$7,562
• − Property taxes: −$1,386
• − Insurance: −$675
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$3,927
• Taxable loss: −$3,578
• Est. tax savings @ 24.0%: +$859
• After-tax cash flow: $-319/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

-6.7% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $140,000 NCWVREIN
• 2026-03-25 Listed $150,000 NCWVREIN

Property tax history

+20.9%/yr

Latest (2025): $1,386 · +116.2% YoY. Source: county tax records.