201 Third St · Parsons, WV 26287

$155,000

3 bd · 1.5 ba · 1,716 sqft · SingleFamily public records · 205 Days on market

Built 1920 8,276 sqft lot Est $160k · at est.

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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 +13.0/30.0
• ARV discount +8.8/15.0
• Appreciation +4.2/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

This spacious home sits on a large, level corner lot out of the flood plain. Close to all in-town amenities. This home features hardwood floors, numerous porches including a second level balcony off the primary bedroom, and recent updates to the bathroom areas. Living and entertaining areas include a living room, den, and dining room with a centrally located kitchen. Plenty of closets provide ample storage. An attic with permanent stairs provides plenty of extra storage space or additional living space with a little work. Also features a basement with interior and exterior access. Mature trees and shrubs provide a private outdoor area. Low maintenance exterior with aluminum siding and a met

Key facts

• Second level balcony
• Numerous porches
• Ample storage

Tags

• LARGE LEVEL CORNER LOT
• NUMEROUS PORCHES
• SECOND LEVEL BALCONY
• RECENT UPDATES TO BATHROOMS
• AMPLE STORAGE
• ATTIC WITH PERMANENT STAIRS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence (detached); 3 stories
• Construction: Aluminum siding; Block construction; Brick construction; Metal siding; Wood siding; Metal roof
• Exterior features: Corner lot; Level lot

Interior

• Kitchen: Dishwasher; Microwave; Range
• Flooring: Laminate; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Ceiling fans; Window cooling units
• Interior features: Balcony; Porch; Walk-out basement access; 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-9 ($-104/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (21.3% below list).
• Recommended offer: $122k (21.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#25 in WV, #3,852 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute D, amenities F, employment F.
• Tucker County Schools (rural): math 20% / reading 36% proficiency, ranked #40 of 55 in WV (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Tucker Valley Elementary Middle School (math 17% / reading 32%, grade F, #287 of 377 statewide, top 85%, 463 students, 0% FRL); Tucker County High School (math 17% / reading 52%, grade F, #42 of 110 statewide, top 47%, 293 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: 20 active listings in the ZIP; 3 units permitted in Tucker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tucker County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,930 (21.3% 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 205 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — 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. 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?
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: 0.79% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $159,588
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 Main St	0.22mi	4/2.0 (+1)	1,665 (-3%)	21mo	$220,000	$132	61
209 Pennsylvania Ave	0.58mi	3/2.0	1,592 (-7%)	3mo	$135,000	$85	57
500 Jameson Ave	0.65mi	3/1.0	1,608 (-6%)	19mo	$150,000	$93	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.64×
• Total profit: $-15,796
• Equity at exit: $33,658

10-year hold

• IRR: -1.5%
• Equity multiple: 0.87×
• Total profit: $-5,568
• Equity at exit: $32,233

Cash invested: $43,400 (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 26287

• Home prices YoY: -0.9%
• Active inventory: 20
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$94 /mo · $1,134/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-9

Break-even live

Break-even rent $1,230

Max offer price $153,472

Occupancy floor 96%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $155,000 Active 205 DOM
2. 2026-06-17
   days on market $155,000 Active 204 DOM
3. 2026-06-16
   days on market $155,000 Active 203 DOM
4. 2026-06-15
   days on market $155,000 Active 202 DOM
5. 2026-06-15
   days on market $155,000 Active 201 DOM
6. 2026-06-13
   days on market $155,000 Active 200 DOM
7. 2026-06-12
   days on market $155,000 Active 199 DOM
8. 2026-06-09
   days on market $155,000 Active 196 DOM
9. 2026-06-08
   days on market $155,000 Active 195 DOM
10. 2026-06-08
    days on market $155,000 Active 194 DOM
11. 2026-06-07
    days on market $155,000 Active 193 DOM
12. 2026-06-04
    days on market $155,000 Active 191 DOM
13. 2026-06-03
    days on market $155,000 Active 190 DOM
14. 2026-06-02
    days on market $155,000 Active 189 DOM
15. 2026-06-01
    days on market $155,000 Active 188 DOM
16. 2026-05-31
    days on market $155,000 Active 187 DOM
17. 2025-11-26
    listed $155,000 Active

ⓘ 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: $1,134 · $94/mo
• Projected year-2 tax: $1,134 · $94/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 2/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥91°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,632
• − Mortgage interest: −$8,682
• − Property taxes: −$1,134
• − Insurance: −$775
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$4,509
• Taxable loss: −$2,810
• Est. tax savings @ 24.0%: +$674
• After-tax cash flow: $571/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: Tucker County Schools
• NCES district ID: 5401410
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $38,697
• Composite: 23.4/100
• National rank: #7900
• State rank: #40 of 55 in WV

Livability — Parsons

• Score: 75/100
• State rank: #25
• US rank: #3852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parsons, WV
• Population (ZIP): 2,967

Population outlook (Tucker County) Hauer SSP2

• Today (2025): 6,675 people
• By 2030: 6,467 · -3.1%
• By 2040: 5,973 · -10.5%
• By 2050: 5,460 · -18.2%
• By 2075: 4,283 · -35.8%
• By 2100: 3,171 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Italian 5% Slovak 4% Romanian 2%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Tucker

• 2024 margin: Solid R (+48.9) · D 24.5% · R 73.4% · Other 2.1%
• 2008→2024 swing: -25.1pp toward R · 2008: -23.8pp · 2024: -48.9pp
• All cycles: 2024: R+48.9 2020: R+49.5 2016: R+52.2 2012: R+41.2 2008: R+23.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.51%
• Current HPI: 169.5461
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-11-26 Listed $155,000 NCWVREIN

Property tax history

+18.9%/yr

Latest (2025): $1,134 · +11.2% YoY. Source: county tax records.