68 & 70 13th St · Wheeling, WV 26003

$40,000

3 bd · 2.0 ba · 1,986 sqft · SingleFamily public records · 155 Days on market

Built 1900 5,227 sqft lot $20/sqft · 39% below area Est $66k · 39% under ↓ 11% 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
• 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

Great INVESTMENT opportunity priced to sell quickly. This 3 bedroom, 2 bath home offers solid potential with a little TLC. Includes TWO lots, off street parking with a CARPORT, and a covered front PORCH. Ideal for investors or buyers looking to add value. Convenient layout and room to improve! UPDATES include NEW 200 amp service and new ROOFS on additions in 2023. NOT in a flood zone. Close to downtown; one block from Good Mansion Wines. Quiet street. SCHEDULE your showing today!

Key facts

• Covered front porch
• Two lots
• Off street parking

Tags

• TWO LOTS
• OFF STREET PARKING
• CARPORT
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $716 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.8% 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.
• Market conditions: Rents rising (+3.0%/yr); 223 active listings in the ZIP; 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 $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 3.10% ✓
• Cap rate: 27.78%
• Cash-on-cash: 76.76%
• DSCR: 4.42
• GRM: 2.7

CMA / ARV

• ARV (median comp): $65,585
• List price: $40,000
• Delta: -39.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 13th St	0.01mi	3/1.0	1,986 (0%)	4mo	$6,500	$3	92
2232 Eoff St, St	0.69mi	4/1.0 (+1)	1,972 (-1%)	13mo	$60,000	$30	47

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: 76.8%
• Equity multiple: 4.50×
• Total profit: $39,194
• Equity at exit: $5,964

10-year hold

• IRR: 80.4%
• Equity multiple: 9.31×
• Total profit: $93,082
• Equity at exit: $3,458

Cash invested: $11,200 (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: 223
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$38 /mo · $456/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $716

Break-even live

Break-even rent $335

Max offer price $40,000

Occupancy floor 37%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $40,000 Active 155 DOM
2. 2026-06-18
   days on market $40,000 Active 154 DOM
3. 2026-06-17
   days on market $40,000 Active 153 DOM
4. 2026-06-16
   days on market $40,000 Active 152 DOM
5. 2026-06-15
   days on market $40,000 Active 151 DOM
6. 2026-06-14
   days on market $40,000 Active 149 DOM
7. 2026-06-12
   days on market $40,000 Active 148 DOM
8. 2026-06-09
   days on market $40,000 Active 145 DOM
9. 2026-06-08
   days on market $40,000 Active 144 DOM
10. 2026-06-07
    days on market $40,000 Active 143 DOM
11. 2026-06-05
    days on market $40,000 Active 140 DOM
12. 2026-06-03
    days on market $40,000 Active 139 DOM
13. 2026-06-02
    days on market $40,000 Active 138 DOM
14. 2026-06-01
    days on market $40,000 Active 137 DOM
15. 2026-05-31
    days on market $40,000 Active 136 DOM
16. 2026-05-30
    days on market $40,000 Active 135 DOM
17. 2026-05-13
    price $40,000 484-char remark

    Show marketing remark (484 chars)

    Great INVESTMENT opportunity priced to sell quickly. This 3 bedroom, 2 bath home offers solid potential with a little TLC. Includes TWO lots, off street parking with a CARPORT, and a covered front PORCH. Ideal for investors or buyers looking to add value. Convenient layout and room to improve! UPDATES include NEW 200 amp service and new ROOFS on additions in 2023. NOT in a flood zone. Close to downtown; one block from Good Mansion Wines. Quiet street. SCHEDULE your showing today!

18. 2026-01-14
    listed $45,000 Active 484-char remark

    Show marketing remark (484 chars)

    Great INVESTMENT opportunity priced to sell quickly. This 3 bedroom, 2 bath home offers solid potential with a little TLC. Includes TWO lots, off street parking with a CARPORT, and a covered front PORCH. Ideal for investors or buyers looking to add value. Convenient layout and room to improve! UPDATES include NEW 200 amp service and new ROOFS on additions in 2023. NOT in a flood zone. Close to downtown; one block from Good Mansion Wines. Quiet street. SCHEDULE your showing today!

19. 2025-12-01
    price $45,000

ⓘ 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: $456 · $38/mo
• Projected year-2 tax: $456 · $38/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 · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,899
• − Mortgage interest: −$2,241
• − Property taxes: −$456
• − Insurance: −$200
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$1,164
• Taxable income: $8,455
• Est. tax owed @ 24.0%: −$2,029
• After-tax cash flow: $6,568/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

-11.1% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $40,000 WBOR
• 2026-01-14 Listed $45,000 WBOR
• 2025-12-01 Price Changed $45,000 WBOR

Property tax history

+9.1%/yr

Latest (2025): $456 · +4.8% YoY. Source: county tax records.