806 Lynn St · Parkersburg, WV 26101

$49,900

2 bd · 2.0 ba · 1,260 sqft · MultiFamily public records · 105 Days on market

Built 1930 871 sqft lot

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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
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Investor opportunity. Tenant occupied rental property with income potential in Parkersburg. Property may be purchased individually or as part of a small portfolio of investment homes. Please do not disturb tenants

Key facts

• Built 1930
• Listed 104 days

Property features AI

Finance

• Other: One building (multifamily); Units are leased

Exterior

• Parking: Direct access parking
• Utilities: Public water; Public sewer
• Home design: 2-story building; Brick construction; Shingle roof; Block foundation; Above-grade finished area about 1,260
• Construction: Brick exterior; Shingle roof; Block foundation; Built (year source: Assessor)
• Exterior features: Small lot (about 0.02 acres)

Interior

• Bedrooms: Two 1-bedroom units (each unit listed as one bedroom type but shows 2 beds per unit and each unit is leased)
• Bathrooms: Two full bathrooms (total); Each unit has 1 bathroom
• Interior features: Partial basement; Fixer condition

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $50k.

Deal economics

• At list price, monthly cash flow is $932 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.
• Cap rate 28.7% 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).
• This rent runs 39% of the median local income ($49k/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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.20% ✓
• Cap rate: 28.71%
• Cash-on-cash: 80.07%
• DSCR: 4.56
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 80.2%
• Equity multiple: 4.67×
• Total profit: $51,307
• Equity at exit: $7,440

10-year hold

• IRR: 83.7%
• Equity multiple: 9.67×
• Total profit: $121,194
• Equity at exit: $4,314

Cash invested: $13,972 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,596 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $932

Break-even live

Break-even rent $416

Max offer price $49,900

Occupancy floor 37%

Sensitivity live

Price	-10% $961	-5% $946	+0% $932	+5% $918	+10% $904
Rent	-10% $806	-5% $869	+0% $932	+5% $995	+10% $1,058
Rate	-1.0pp $957	-0.5pp $945	base $932	+0.5pp $919	+1.0pp $906

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$1,596
Total (2 units)			$1,596

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $49,900 Active 105 DOM
2. 2026-06-18
   days on market $49,900 Active 104 DOM
3. 2026-06-17
   days on market $49,900 Active 103 DOM
4. 2026-06-16
   days on market $49,900 Active 102 DOM
5. 2026-06-15
   days on market $49,900 Active 101 DOM
6. 2026-06-14
   days on market $49,900 Active 99 DOM
7. 2026-06-12
   days on market $49,900 Active 98 DOM
8. 2026-06-09
   days on market $49,900 Active 95 DOM
9. 2026-06-08
   days on market $49,900 Active 94 DOM
10. 2026-06-07
    days on market $49,900 Active 93 DOM
11. 2026-06-05
    days on market $49,900 Active 90 DOM
12. 2026-06-03
    days on market $49,900 Active 89 DOM
13. 2026-06-02
    days on market $49,900 Active 88 DOM
14. 2026-06-01
    days on market $49,900 Active 87 DOM
15. 2026-05-31
    days on market $49,900 Active 86 DOM
16. 2026-05-30
    days on market $49,900 Active 85 DOM
17. 2026-03-06
    listed $49,900 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: $553 · $46/mo
• Projected year-2 tax: $553 · $46/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,152
• − Mortgage interest: −$2,795
• − Property taxes: −$553
• − Insurance: −$250
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$1,452
• Taxable income: $11,039
• Est. tax owed @ 24.0%: −$2,649
• After-tax cash flow: $8,538/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

1 event — show timeline

• 2026-03-06 Listed $49,900 MLSNOW

Property tax history

+4.6%/yr

Latest (2025): $553 · +7.1% YoY. Source: county tax records.