3725 Eoff St · Wheeling, WV 26003

$64,900

4 bd · 1.0 ba · 1,388 sqft · SingleFamily public records · 87 Days on market

Built 1900 4,356 sqft lot $47/sqft · 36% above area Est $69k · 7% 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 +10.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3725 Eoff Street — a fully occupied, up-and-down style duplex offering immediate cash flow and long-term investment potential. This well-maintained property features two spacious units, each with separate entrances and utilities, making it ideal for hassle-free management. With reliable tenants already in place, investors can step into a turnkey opportunity and start earning from day one. Located in a convenient Wheeling neighborhood close to shopping, schools, and public transit, this duplex is a smart addition to any growing portfolio. Whether you're a seasoned investor or just getting started, 3725 Eoff Street delivers stability, income, and future upside.

Key facts

• Separate utilities
• Separate entrances
• Close to shopping

Tags

• UP AND DOWN STYLE DUPLEX
• SEPARATE ENTRANCES
• SEPARATE UTILITIES
• TURNKEY OPPORTUNITY
• CONVENIENT NEIGHBORHOOD
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.8% vs local median 4.3% in Wheeling — 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 69/100 on livability (#74 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Ohio County Schools (urban): math 34% / reading 49% proficiency, ranked #5 of 55 in WV (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ritchie Elementary School (math 62% / reading 57%, grade B-, #15 of 377 statewide, top 5%, 285 students, 0% FRL); Wheeling Middle School (math 17% / reading 47%, grade F, #46 of 109 statewide, top 46%, 192 students, 0% FRL); Wheeling Park High School (math 27% / reading 57%, grade F, #14 of 110 statewide, top 16%, 1,490 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.0%/yr); 228 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Ohio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ohio County population projected at -17% 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $65k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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. 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is F 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: 2.51% ✓
• Cap rate: 21.77%
• Cash-on-cash: 55.26%
• DSCR: 3.46
• GRM: 3.3

CMA / ARV

• ARV (median comp): $69,438
• List price: $64,900
• Delta: -6.54%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3819 Wetzel St	0.21mi	3/2.0 (-1)	1,398 (+1%)	9mo	$110,000	$79	72
9 Indian Point Ests	0.43mi	3/2.0 (-1)	1,400 (+1%)	13mo	$225,000	$161	58
106 Incline Ave	0.43mi	3/2.0 (-1)	1,260 (-9%)	4mo	$235,330	$187	52
187 Frazier Run Rd	0.65mi	3/1.0 (-1)	1,392 (+0%)	15mo	$112,000	$80	52
3 Indian Pt	0.46mi	3/2.0 (-1)	1,250 (-10%)	2mo	$255,000	$204	52
3707 Wetzel St	0.20mi	3/2.0 (-1)	1,572 (+13%)	14mo	$48,900	$31	48
124 Incline Ave	0.44mi	3/2.5 (-1)	1,474 (+6%)	23mo	$235,000	$159	39
150 Incline Ave	0.47mi	3/2.0 (-1)	1,200 (-14%)	10mo	$220,000	$183	38
69 Indian Point Ests	0.43mi	3/3.0 (-1)	1,188 (-14%)	16mo	$197,000	$166	29

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 1.76×
• Total profit: $13,811
• Equity at exit: $9,677

10-year hold

• IRR: 27.3%
• Equity multiple: 3.44×
• Total profit: $44,344
• Equity at exit: $5,611

Cash invested: $18,172 (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 26003

• Home prices YoY: -23.4%
• Rents YoY: 3.0%
• Active inventory: 228
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,627 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $376

Break-even live

Break-even rent $1,151

Max offer price $64,900

Occupancy floor 72%

Sensitivity live

Price	-10% $421	-5% $399	+0% $376	+5% $354	+10% $332
Rent	-10% $248	-5% $312	+0% $376	+5% $441	+10% $505
Rate	-1.0pp $409	-0.5pp $393	base $376	+0.5pp $360	+1.0pp $342

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 16th St Wheeling, WV	1.0–3.0	1.0–2.0	1000	$17,100	$17.10	45d	1	1.29mi

Listing history 30 events

1. 2026-06-21
   statusdays on market $64,900 Pending 87 DOM
2. 2026-06-19
   days on market $64,900 Active 86 DOM
3. 2026-06-18
   days on market $64,900 Active 85 DOM
4. 2026-06-17
   days on market $64,900 Active 84 DOM
5. 2026-06-16
   days on market $64,900 Active 83 DOM
6. 2026-06-15
   days on market $64,900 Active 82 DOM
7. 2026-06-14
   days on market $64,900 Active 80 DOM
8. 2026-06-12
   days on market $64,900 Active 79 DOM
9. 2026-06-09
   days on market $64,900 Active 76 DOM
10. 2026-06-08
    days on market $64,900 Active 75 DOM
11. 2026-06-07
    days on market $64,900 Active 74 DOM
12. 2026-06-05
    days on market $64,900 Active 71 DOM
13. 2026-06-03
    days on market $64,900 Active 70 DOM
14. 2026-06-02
    days on market $64,900 Active 69 DOM
15. 2026-06-01
    days on market $64,900 Active 68 DOM
16. 2026-05-31
    days on market $64,900 Active 67 DOM
17. 2026-05-30
    days on market $64,900 Active 66 DOM
18. 2026-05-09
    price $64,900 684-char remark

    Show marketing remark (684 chars)

    Welcome to 3725 Eoff Street — a fully occupied, up-and-down style duplex offering immediate cash flow and long-term investment potential. This well-maintained property features two spacious units, each with separate entrances and utilities, making it ideal for hassle-free management. With reliable tenants already in place, investors can step into a turnkey opportunity and start earning from day one. Located in a convenient Wheeling neighborhood close to shopping, schools, and public transit, this duplex is a smart addition to any growing portfolio. Whether you're a seasoned investor or just getting started, 3725 Eoff Street delivers stability, income, and future upside.

19. 2026-03-25
    listed $72,500 Active 684-char remark

    Show marketing remark (684 chars)

    Welcome to 3725 Eoff Street — a fully occupied, up-and-down style duplex offering immediate cash flow and long-term investment potential. This well-maintained property features two spacious units, each with separate entrances and utilities, making it ideal for hassle-free management. With reliable tenants already in place, investors can step into a turnkey opportunity and start earning from day one. Located in a convenient Wheeling neighborhood close to shopping, schools, and public transit, this duplex is a smart addition to any growing portfolio. Whether you're a seasoned investor or just getting started, 3725 Eoff Street delivers stability, income, and future upside.

20. 2026-01-22
    price $72,500
21. 2026-01-06
    price $79,000
22. 2025-11-14
    listed $90,000 Active
23. 2025-03-26
    price $96,900
24. 2022-06-12
    listed $44,900
25. 2017-08-22
    soldstatus $33,000
26. 2017-04-04
    listed $45,000
27. 2010-03-19
    soldstatus $11,000
28. 2009-09-03
    listed $16,000
29. 2005-12-20
    soldstatus $28,000
30. 2005-08-22
    listed $29,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,523
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$5,850
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$1,888
• Taxable income: $4,053
• Est. tax owed @ 24.0%: −$973
• After-tax cash flow: $3,544/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: Ohio County Schools
• NCES district ID: 5401050
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $41,572
• Composite: 34.88/100
• National rank: #5085
• State rank: #5 of 55 in WV

Livability — Wheeling

• Score: 69/100
• State rank: #74
• US rank: #8950

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wheeling, WV
• County: Ohio County · 39,982 people
• City population: 39,982
• Metro: Wheeling, WV-OH
• Population (ZIP): 39,982
• Household income: $57,703
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1630.0

Population outlook (Ohio County) Hauer SSP2

• Today (2025): 40,604 people
• By 2030: 39,150 · -3.6%
• By 2040: 36,039 · -11.2%
• By 2050: 33,582 · -17.3%
• By 2075: 28,662 · -29.4%
• By 2100: 22,963 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Ohio

• 2024 margin: Strong R (+26.0) · D 36.0% · R 62.0% · Other 2.0%
• 2008→2024 swing: -15.3pp toward R · 2008: -10.8pp · 2024: -26.0pp
• All cycles: 2024: R+26.0 2020: R+25.8 2016: R+31.6 2012: R+22.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.09%
• Current HPI: 223.4106
• Rent YoY: ▲ 3.03%
• Metro: Wheeling, WV-OH
• State GDP YoY: —
• F500 in state: 0

Price history

+117.1% since first listed

13 events — show timeline

• 2026-05-09 Price Changed $64,900 WBOR
• 2026-03-25 Listed $72,500 WBOR
• 2026-01-22 Price Changed $72,500 WBOR
• 2026-01-06 Price Changed $79,000 WBOR
• 2025-11-14 Listed $90,000 WBOR
• 2025-03-26 Price Changed $96,900 WBOR
• 2022-06-12 Listed $44,900 WBOR
• 2017-08-22 Sold (MLS) $33,000 WBOR
• 2017-04-04 Listed $45,000 WBOR
• 2010-03-19 Sold (MLS) $11,000 WBOR
• 2009-09-03 Listed $16,000 WBOR
• 2005-12-20 Sold (MLS) $28,000 WBOR
• 2005-08-22 Listed $29,900 WBOR