1311 Camden Ave · Parkersburg, WV 26101

$87,000

3 bd · 2.0 ba · 1,000 sqft · Manufactured · 140 Days on market

Built 2003 7,841 sqft lot

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Why this score? — see what drove the C+ 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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Three bedroom 2 bath home built in 2003, conveniently located on Camden Ave in Parkersburg, WV. Offers a functional layout with a spacious primary suite featuring a private bath and soaking tub. In-unit laundry available for added convenience. Enjoy outdoor living with a fenced-in porch. Ideally situated close to shopping, dining, medical facilities, and other local amenities, while remaining in a residential section of town. All measurements are approximate.

Key facts

• Fenced-in porch
• Private bath
• Soaking tub

Tags

• PRIVATE BATH
• SOAKING TUB
• IN-UNIT LAUNDRY
• FENCED-IN PORCH
• CLOSE TO SHOPPING
• CLOSE TO DINING

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Manufactured home; Residential property
• Construction: Vinyl siding; Shingle roof
• Exterior features: Garden; Level lot

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Skylight(s); Total of 8 rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $87k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 5.5% in Parkersburg — 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 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: Franklin Elementary Center (math 27% / reading 32%, grade F, #225 of 377 statewide, top 68%, 266 students, 0% FRL); Blennerhassett Middle School (math 35% / reading 45%, grade F, #19 of 109 statewide, top 17%, 509 students, 0% FRL); Parkersburg South High School (math 28% / reading 49%, grade F, #30 of 110 statewide, top 27%, 1,454 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: 148 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 $601 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $6k; list at $87k implies a 1482% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
6. 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?
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: 1.15% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.85%
• DSCR: 1.62
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $271
• Equity at exit: $12,972

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $18,722
• Equity at exit: $7,522

Cash invested: $24,360 (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 26101

• Home prices YoY: -27.3%
• Active inventory: 148
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$19 /mo · $231/yr
• Insurance: −$36
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $226

Break-even live

Break-even rent $718

Max offer price $87,000

Occupancy floor 73%

Sensitivity live

Price	-10% $275	-5% $250	+0% $226	+5% $201	+10% $176
Rent	-10% $146	-5% $186	+0% $226	+5% $265	+10% $305
Rate	-1.0pp $270	-0.5pp $248	base $226	+0.5pp $203	+1.0pp $180

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $87,000 Active 140 DOM
2. 2026-06-19
   days on market $87,000 Active 138 DOM
3. 2026-06-18
   days on market $87,000 Active 137 DOM
4. 2026-06-17
   days on market $87,000 Active 136 DOM
5. 2026-06-16
   days on market $87,000 Active 135 DOM
6. 2026-06-15
   days on market $87,000 Active 134 DOM
7. 2026-06-14
   days on market $87,000 Active 132 DOM
8. 2026-06-12
   days on market $87,000 Active 131 DOM
9. 2026-06-09
   days on market $87,000 Active 128 DOM
10. 2026-06-08
    days on market $87,000 Active 127 DOM
11. 2026-06-07
    days on market $87,000 Active 126 DOM
12. 2026-06-05
    days on market $87,000 Active 123 DOM
13. 2026-06-03
    days on market $87,000 Active 122 DOM
14. 2026-06-02
    days on market $87,000 Active 121 DOM
15. 2026-06-01
    days on market $87,000 Active 120 DOM
16. 2026-05-31
    days on market $87,000 Active 119 DOM
17. 2026-05-30
    days on market $87,000 Active 118 DOM
18. 2026-05-20
    price $87,000
19. 2026-04-28
    price $92,000
20. 2026-02-26
    price $98,000
21. 2026-02-01
    listed $100,000 Active
22. 2003-08-13
    soldstatus $5,500
23. 2001-07-09
    soldstatus $8,000

ⓘ 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: $231 · $19/mo
• Projected year-2 tax: $513 · $43/mo
• Expected delta: +$282/yr (+$24/mo · 122.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 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: $12,045
• − Mortgage interest: −$4,873
• − Property taxes: −$231
• − Insurance: −$1,102
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$2,531
• Taxable income: $1,381
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $2,377/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): 28,005
• Household income: $48,710
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 723.0

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 2% Black 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 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: ▼ -76.52%
• Current HPI: 203.4508
• Rent YoY: —
• Metro: Parkersburg-Vienna, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+987.5% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $87,000 WBOR
• 2026-04-28 Price Changed $92,000 WBOR
• 2026-02-26 Price Changed $98,000 WBOR
• 2026-02-01 Listed $100,000 WBOR
• 2003-08-13 Sold (Public Records) $5,500 Public Records
• 2001-07-09 Sold (Public Records) $8,000 Public Records

Property tax history

-4.5%/yr

Latest (2025): $231 · -10.0% YoY. Source: county tax records.