3106 Avery St · Parkersburg, WV 26104

$99,500

3 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 8 Days on market

Built 1925 6,712 sqft lot Est $171k · 42% 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.9/10.0
• 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

Charming 3-bedroom, 1.5-bath home located in a convenient North Parkersburg location! This property offers great curb appeal, a detached garage, and a spacious backyard with plenty of room to enjoy outdoor activities. Inside, you'll find a functional layout with lots of potential to make it your own. The home does need repairs and updating, making it an excellent opportunity for investors, flippers, or buyers looking to build equity. With solid bones, attractive exterior appeal, and desirable features already in place, this property is ready for its next owner to bring their vision to life. Being sold as-is. Schedule your showing today and see the potential this Avery Street property has to

Key facts

• Solid bones
• Spacious backyard
• Functional layout

Tags

• NORTH PARKERSBURG LOCATION
• DETACHED GARAGE
• SPACIOUS BACKYARD
• FUNCTIONAL LAYOUT
• SOLID BONES
• ATTRACTIVE EXTERIOR APPEAL

Property features AI

Exterior

• Parking: Detached garage; Off-street parking; On-street parking; 2 garage spaces
• Utilities: Public water service; Public sewer service
• Home design: Two-story home; Vinyl siding exterior; Fixer condition
• Construction: Shingle roof; Block foundation; Built (year per public records)
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Crawl space basement with dirt floor; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.0% 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: 55 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 $688 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $32k; list at $100k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $99,500

Questions for the listing agent

1. Built in 1925 — 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: 1.19% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.30%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $170,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 32nd St	0.07mi	3/2.0	1,610 (+6%)	1mo	$189,500	$118	81
1104 30th St	0.17mi	4/1.5 (+1)	1,546 (+2%)	10mo	$50,000	$32	74
1010 West Virginia Ave	0.15mi	3/2.0	1,624 (+7%)	7mo	$189,000	$116	71
3504 Hemlock Ave	0.29mi	3/2.0	1,408 (-7%)	1mo	$119,900	$85	70
911 32nd St	0.11mi	3/1.5	1,344 (-11%)	11mo	$153,000	$114	65
3306 Hemlock Ave	0.19mi	3/2.0	1,392 (-8%)	10mo	$165,000	$119	65
1206 W Virginia Ave	0.27mi	3/1.5	1,678 (+11%)	2mo	$149,900	$89	65
1201 Lakeview Dr	0.32mi	3/2.5	1,373 (-9%)	1mo	$155,000	$113	63
1208 28th St	0.30mi	4/2.0 (+1)	1,680 (+11%)	2mo	$165,000	$98	57
952 Lakeview Dr	0.26mi	3/2.5	1,668 (+10%)	12mo	$168,000	$101	55
1055 W Virginia Ave	0.20mi	3/2.5	1,316 (-13%)	10mo	$155,000	$118	55
730 29th St	0.31mi	3/1.5	1,324 (-12%)	10mo	$135,000	$102	54

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $3,518
• Equity at exit: $14,836

10-year hold

• IRR: 12.8%
• Equity multiple: 2.02×
• Total profit: $28,299
• Equity at exit: $8,603

Cash invested: $27,860 (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 26104

• Home prices YoY: -14.8%
• Active inventory: 55
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $309

Break-even live

Break-even rent $793

Max offer price $99,500

Occupancy floor 69%

Sensitivity live

Price	-10% $365	-5% $337	+0% $309	+5% $281	+10% $252
Rent	-10% $215	-5% $262	+0% $309	+5% $355	+10% $402
Rate	-1.0pp $359	-0.5pp $334	base $309	+0.5pp $283	+1.0pp $257

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $99,500 Active 8 DOM
2. 2026-06-18
   days on market $99,500 Active 7 DOM
3. 2026-06-17
   days on market $99,500 Active 6 DOM
4. 2026-06-16
   days on market $99,500 Active 5 DOM
5. 2026-06-15
   days on market $99,500 Active 4 DOM
6. 2026-06-14
   days on market $99,500 Active 2 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $99,500 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: $759 · $63/mo
• Projected year-2 tax: $759 · $63/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 3/10 Moderate
• 🌡 Heat 5/10 Major 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: $14,205
• − Mortgage interest: −$5,574
• − Property taxes: −$759
• − Insurance: −$498
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$2,895
• Taxable income: $2,208
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $3,174/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): 16,805
• Household income: $54,331
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 309.0

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 1% Black 1%
• Common ancestry: Slovak 3% Italian 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -35.00%
• Current HPI: 201.3315
• Rent YoY: —
• Metro: Parkersburg-Vienna, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+210.9% since first listed

8 events — show timeline

• 2026-06-11 Listed $99,500 MLSNOW
• 2025-12-31 Listing Removed — MLSNOW
• 2025-12-17 Relisted — MLSNOW
• 2025-11-23 Contingent — MLSNOW
• 2025-10-16 Relisted — MLSNOW
• 2025-09-03 Contingent — MLSNOW
• 2025-08-28 Listed $130,000 MLSNOW
• 2003-12-24 Sold (Public Records) $32,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $759 · +9.1% YoY. Source: county tax records.