220 Vermont Ave · Clarksburg, WV 26301

$72,000

3 bd · 1.0 ba · 1,362 sqft · SingleFamily public records · 36 Days on market

Built 1900 3,049 sqft lot Est $125k · 43% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Make this one your own! This home is situated on a lovely street right off of Route 50. With a little TLC and some imagination, this home could be restored back to its original beauty!

Key facts

• 3,049 sq ft lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Detached garage (1 car); Off-street and on-street parking available
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; 2-story
• Construction: Aluminum siding with frame construction; Shingle roof
• Exterior features: Front porch; Level lot

Interior

• Bedrooms: Total of 5 rooms (bedroom count not separately listed)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Masonry fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 $498 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,840 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.63% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.01%
• DSCR: 2.02
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $125,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Monticello Ave	0.23mi	3/1.5	1,350 (-1%)	3mo	$16,000	$12	84
148 Jackson	0.46mi	3/1.5	1,384 (+2%)	0mo	$124,500	$90	73
306 Hedge	0.25mi	3/1.5	1,292 (-5%)	9mo	$164,900	$128	71
196 Buena Vis	0.42mi	3/1.0	1,335 (-2%)	8mo	$170,000	$127	70
209 Grant St	0.48mi	3/1.0	1,295 (-5%)	1mo	$119,000	$92	68
306 Elm St	0.17mi	3/1.5	1,535 (+13%)	3mo	$180,000	$117	66
107 S Florence St	0.46mi	4/1.0 (+1)	1,305 (-4%)	7mo	$40,000	$31	60
201 Buena Vis	0.41mi	3/1.0	1,254 (-8%)	9mo	$20,000	$16	60
113 Buckhannon	0.17mi	2/2.0 (-1)	1,187 (-13%)	2mo	$38,000	$32	60
1205 E Main St	0.60mi	3/2.0	1,188 (-13%)	0mo	$160,000	$135	46
324 Fowler Ave	0.71mi	4/1.5 (+1)	1,250 (-8%)	3mo	$60,000	$48	44
1629 Gregorys Rd	0.61mi	3/1.5	1,160 (-15%)	11mo	$156,000	$134	36

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: 16.8%
• Equity multiple: 1.68×
• Total profit: $13,734
• Equity at exit: $10,735

10-year hold

• IRR: 25.8%
• Equity multiple: 3.33×
• Total profit: $46,906
• Equity at exit: $6,225

Cash invested: $20,160 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$134 /mo · $1,604/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $387

Break-even live

Break-even rent $685

Max offer price $72,000

Occupancy floor 62%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   days on market $72,000 Active 36 DOM
2. 2026-06-08
   days on market $72,000 Active 35 DOM
3. 2026-06-07
   days on market $72,000 Active 34 DOM
4. 2026-06-05
   days on market $72,000 Active 31 DOM
5. 2026-06-03
   days on market $72,000 Active 30 DOM
6. 2026-06-02
   days on market $72,000 Active 29 DOM
7. 2026-06-01
   days on market $72,000 Active 28 DOM
8. 2026-05-31
   days on market $72,000 Active 27 DOM
9. 2026-05-30
   days on market $72,000 Active 26 DOM
10. 2026-05-04
    listed $72,000 Active
11. 1990-09-25
    soldstatus $52,800

ⓘ 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: $1,604 · $134/mo
• Projected year-2 tax: $1,604 · $134/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: $14,093
• − Mortgage interest: −$4,033
• − Property taxes: −$1,604
• − Insurance: −$360
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$2,095
• Taxable income: $3,747
• Est. tax owed @ 24.0%: −$899
• After-tax cash flow: $3,739/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

+36.4% since first listed

2 events — show timeline

• 2026-05-04 Listed $72,000 NCWVREIN
• 1990-09-25 Sold (Public Records) $52,800 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,604 · +7.9% YoY. Source: county tax records.