2403 45th St · Parkersburg, WV 26104

$139,000

2 bd · 1.0 ba · 910 sqft · SingleFamily public records · 113 Days on market

Built 1950 7,971 sqft lot Est $140k · at est.

---

Why this score? — see what drove the D- 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 +11.5/30.0
• ARV discount +7.9/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This updated home is ready for you to move in and enjoy. Featuring low-maintenance laminate flooring throughout, it offers both style and convenience. The property also includes a one-car garage, perfect for secure parking or additional storage.

Key facts

• 7,971 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential ranch; Single-story
• Construction: Aluminum siding; Vinyl siding; Composition shingle roof
• Exterior features: Deck; Porch

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Electric heating; Forced air heating; Electric cooling; Heat pump cooling
• Interior features: 5 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-45 ($-538/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (29.5% below list).
• Recommended offer: $98k (29.5% below list) — sets the bar for 1% rule.

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: Hamilton Middle School (math 33% / reading 45%, grade F, #21 of 109 statewide, top 19%, 432 students, 0% FRL); Parkersburg High School (math 25% / reading 49%, grade F, #32 of 110 statewide, top 34%, 1,651 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: 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 $961 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago 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 $120k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,052 (29.5% 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 113 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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: 0.71% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $140,140
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5000 Kay St	0.74mi	3/1.0 (+1)	988 (+9%)	7mo	$140,000	$142	40
3509 Cadillac	0.57mi	3/2.0 (+1)	1,040 (+14%)	2mo	$160,000	$154	39

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-25,449
• Equity at exit: $20,725

10-year hold

• IRR: -11.2%
• Equity multiple: 0.33×
• Total profit: $-26,127
• Equity at exit: $12,018

Cash invested: $38,920 (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: 11.8×

Monthly cashflow live

• Estimated rent: $981 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $-45

Break-even live

Break-even rent $1,037

Max offer price $131,087

Occupancy floor 100%

Sensitivity live

Price	-10% $34	-5% $-5	+0% $-45	+5% $-84	+10% $-123
Rent	-10% $-122	-5% $-84	+0% $-45	+5% $-6	+10% $33
Rate	-1.0pp $25	-0.5pp $-9	base $-45	+0.5pp $-81	+1.0pp $-117

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $139,000 Active 113 DOM
2. 2026-06-19
   days on market $139,000 Active 111 DOM
3. 2026-06-18
   days on market $139,000 Active 110 DOM
4. 2026-06-17
   days on market $139,000 Active 109 DOM
5. 2026-06-16
   days on market $139,000 Active 108 DOM
6. 2026-06-15
   days on market $139,000 Active 107 DOM
7. 2026-06-14
   days on market $139,000 Active 105 DOM
8. 2026-06-12
   days on market $139,000 Active 104 DOM
9. 2026-06-09
   days on market $139,000 Active 101 DOM
10. 2026-06-08
    days on market $139,000 Active 100 DOM
11. 2026-06-07
    days on market $139,000 Active 99 DOM
12. 2026-06-05
    days on market $139,000 Active 96 DOM
13. 2026-06-03
    days on market $139,000 Active 95 DOM
14. 2026-06-02
    days on market $139,000 Active 94 DOM
15. 2026-06-01
    days on market $139,000 Active 93 DOM
16. 2026-05-31
    days on market $139,000 Active 92 DOM
17. 2026-05-30
    days on market $139,000 Active 91 DOM
18. 2026-05-21
    price $139,000
19. 2026-03-24
    price $140,000
20. 2026-02-28
    listed $145,000 Active
21. 2025-08-13
    soldstatus $120,000
22. 2025-08-06
    soldstatus $120,000 Closed 245-char remark

    Show marketing remark (245 chars)

    This updated home is ready for you to move in and enjoy. Featuring low-maintenance laminate flooring throughout, it offers both style and convenience. The property also includes a one-car garage, perfect for secure parking or additional storage.

23. 2025-07-26
    status Pending 245-char remark

    Show marketing remark (245 chars)

    This updated home is ready for you to move in and enjoy. Featuring low-maintenance laminate flooring throughout, it offers both style and convenience. The property also includes a one-car garage, perfect for secure parking or additional storage.

24. 2025-06-26
    historical Contingent 245-char remark

    Show marketing remark (245 chars)

    This updated home is ready for you to move in and enjoy. Featuring low-maintenance laminate flooring throughout, it offers both style and convenience. The property also includes a one-car garage, perfect for secure parking or additional storage.

25. 2025-06-20
    price $135,000 245-char remark

    Show marketing remark (245 chars)

    This updated home is ready for you to move in and enjoy. Featuring low-maintenance laminate flooring throughout, it offers both style and convenience. The property also includes a one-car garage, perfect for secure parking or additional storage.

26. 2025-06-10
    price $138,000 245-char remark

    Show marketing remark (245 chars)

    This updated home is ready for you to move in and enjoy. Featuring low-maintenance laminate flooring throughout, it offers both style and convenience. The property also includes a one-car garage, perfect for secure parking or additional storage.

27. 2025-06-05
    status Active 245-char remark

    Show marketing remark (245 chars)

    This updated home is ready for you to move in and enjoy. Featuring low-maintenance laminate flooring throughout, it offers both style and convenience. The property also includes a one-car garage, perfect for secure parking or additional storage.

28. 2025-06-02
    historical Contingent 245-char remark

    Show marketing remark (245 chars)

    This updated home is ready for you to move in and enjoy. Featuring low-maintenance laminate flooring throughout, it offers both style and convenience. The property also includes a one-car garage, perfect for secure parking or additional storage.

29. 2025-05-29
    price $140,000 245-char remark

    Show marketing remark (245 chars)

    This updated home is ready for you to move in and enjoy. Featuring low-maintenance laminate flooring throughout, it offers both style and convenience. The property also includes a one-car garage, perfect for secure parking or additional storage.

30. 2025-05-21
    listed $150,000 Active 245-char remark

    Show marketing remark (245 chars)

    This updated home is ready for you to move in and enjoy. Featuring low-maintenance laminate flooring throughout, it offers both style and convenience. The property also includes a one-car garage, perfect for secure parking or additional storage.

31. 2014-01-31
    historical
32. 2014-01-08
    listed $12,000

ⓘ 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: $391 · $33/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$429/yr (+$36/mo · 109.9%)

ⓘ 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 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: $11,766
• − Mortgage interest: −$7,786
• − Property taxes: −$391
• − Insurance: −$695
• − Repairs & maintenance: −$941
• − Management: −$941
• − Depreciation: −$4,044
• Taxable loss: −$3,032
• Est. tax savings @ 24.0%: +$728
• After-tax cash flow: $190/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

+1058.3% since first listed

15 events — show timeline

• 2026-05-21 Price Changed $139,000 KVBOR
• 2026-03-24 Price Changed $140,000 KVBOR
• 2026-02-28 Listed $145,000 KVBOR
• 2025-08-13 Sold (Public Records) $120,000 Public Records
• 2025-08-06 Sold (MLS) $120,000 MLSNOW
• 2025-07-26 Pending — MLSNOW
• 2025-06-26 Contingent — MLSNOW
• 2025-06-20 Price Changed $135,000 MLSNOW
• 2025-06-10 Price Changed $138,000 MLSNOW
• 2025-06-05 Relisted — MLSNOW
• 2025-06-02 Contingent — MLSNOW
• 2025-05-29 Price Changed $140,000 MLSNOW
• 2025-05-21 Listed $150,000 MLSNOW
• 2014-01-31 Listing Removed — MLSNOW
• 2014-01-08 Listed $12,000 MLSNOW

Property tax history

+9.4%/yr

Latest (2025): $391 · +3.8% YoY. Source: county tax records.