420 Marrtown Rd · Parkersburg, WV 26101

$85,000

3 bd · 1.0 ba · 1,482 sqft · SingleFamily public records · 245 Days on market

Built 1928 1.11 ac lot Est $147k · 42% under ↓ 19% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

420 Marrtown Rd — a 3-bedroom, 1-bath home sitting on a full acre lot just minutes from south-side amenities and downtown Parkersburg. The property offers nearly 1,500 sq ft of living space with a solid exterior, newer roof, and newly in place PEX plumbing lines already in place. The entire first floor is ready for renovation — drywall, flooring, trim, and bathroom rebuild are needed, giving you the freedom to customize from the studs up. The kitchen features a large layout with plenty of cabinet space, and the second level provides additional bedrooms or flexible space once updated. Outside, the wide open yard provides room for a garage, garden, or outdoor living area rarely fo

Key facts

• Wide open yard
• Newer roof
• Room for a garage

Tags

• FULL ACRE LOT
• NEWER ROOF
• NEWLY IN PLACE PEX PLUMBING
• WIDE OPEN YARD
• ROOM FOR A GARAGE
• ROOM FOR A GARDEN

Property features AI

Finance

• Financial info: Annual property tax reported for 2024

Exterior

• Utilities: Public water; Septic tank
• Home design: Two-story home; Cedar exterior
• Construction: Built according to public records; Block foundation; Asphalt/fiberglass roof
• Exterior features: Approximately 1.11-acre lot

Interior

• Bedrooms: 1 main-level bedroom
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 5.5% 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+, commute F, employment 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.
• Zoned schools: Blennerhassett Elementary School (math 56% / reading 58%, grade C+, #23 of 377 statewide, top 7%, 539 students, 0% FRL); Blennerhassett Middle School (math 35% / reading 45%, grade F, #19 of 109 statewide, top 17%, 509 students, 0% FRL); Parkersburg South High School (math 28% / reading 49%, grade F, #30 of 110 statewide, top 27%, 1,454 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 148 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
9. 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.
10. 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: 1.33% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.86%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $146,718
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Camden Ave	0.61mi	2/1.5 (-1)	1,508 (+2%)	7mo	$150,000	$99	56
715 Camden Ave	0.62mi	3/1.0	1,354 (-9%)	4mo	$12,500	$9	53
602 Rush St	0.69mi	3/1.0	1,280 (-14%)	18mo	$150,000	$117	30

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: 7.0%
• Equity multiple: 1.27×
• Total profit: $6,524
• Equity at exit: $12,674

10-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $31,849
• Equity at exit: $7,349

Cash invested: $23,800 (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 26101

• Home prices YoY: -27.3%
• Active inventory: 148
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$41 /mo · $492/yr
• Insurance: −$35
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $319

Break-even live

Break-even rent $731

Max offer price $85,000

Occupancy floor 67%

Sensitivity live

Price	-10% $367	-5% $343	+0% $319	+5% $294	+10% $270
Rent	-10% $229	-5% $274	+0% $319	+5% $363	+10% $408
Rate	-1.0pp $361	-0.5pp $340	base $319	+0.5pp $296	+1.0pp $274

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $85,000 Active 245 DOM
2. 2026-06-19
   days on market $85,000 Active 243 DOM
3. 2026-06-18
   days on market $85,000 Active 242 DOM
4. 2026-06-17
   days on market $85,000 Active 241 DOM
5. 2026-06-16
   days on market $85,000 Active 240 DOM
6. 2026-06-15
   days on market $85,000 Active 239 DOM
7. 2026-06-14
   days on market $85,000 Active 237 DOM
8. 2026-06-12
   days on market $85,000 Active 236 DOM
9. 2026-06-09
   days on market $85,000 Active 233 DOM
10. 2026-06-08
    days on market $85,000 Active 232 DOM
11. 2026-06-07
    days on market $85,000 Active 231 DOM
12. 2026-06-05
    days on market $85,000 Active 228 DOM
13. 2026-06-03
    days on market $85,000 Active 227 DOM
14. 2026-06-02
    days on market $85,000 Active 226 DOM
15. 2026-06-01
    days on market $85,000 Active 225 DOM
16. 2026-05-31
    days on market $85,000 Active 224 DOM
17. 2026-05-30
    days on market $85,000 Active 223 DOM
18. 2026-04-19
    status Active
19. 2026-04-17
    historical
20. 2025-12-01
    price $85,000
21. 2025-10-17
    listed $105,000 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: $492 · $41/mo
• Projected year-2 tax: $502 · $42/mo
• Expected delta: +$10/yr (+$1/mo · 1.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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: $13,614
• − Mortgage interest: −$4,761
• − Property taxes: −$492
• − Insurance: −$1,092
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$2,473
• Taxable income: $2,618
• Est. tax owed @ 24.0%: −$628
• After-tax cash flow: $3,194/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

• 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

-19.0% since first listed

4 events — show timeline

• 2026-04-19 Relisted — MLSNOW
• 2026-04-17 Listing Removed — MLSNOW
• 2025-12-01 Price Changed $85,000 MLSNOW
• 2025-10-17 Listed $105,000 MLSNOW

Property tax history

+4.3%/yr

Latest (2025): $492 · +6.2% YoY. Source: county tax records.