2102 Nash St · Parkersburg, WV 26101

$123,750

3 bd · 2.5 ba · 1,120 sqft · SingleFamily public records · 27 Days on market

Built 1978 0.38 ac lot Est $165k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• 1% rule +3.7/10.0
• 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

This lovely upgraded Ranch style home is waiting for it's new owners. It offers one floor living with 3 bedrooms and a full bath on the main floor, plus a very nice kitchen with separate dining area and a spacious living room. You'll find a large recreation room with a gas stove style heater in the basement, as well as the laundry area and ample space for all your storage needs. Single stall attached garage and paved driveway for additional parking. Seller's have made several upgrades to this property since owning it--2020-Roof, GFA/CA, LVP flooring on main level, concreted front walk and driveway, added seamless gutters and front landscaping! In 2026-sellers replaced the electrical panel,

Key facts

• Move-in ready
• Attached garage
• Upgraded kitchen

Tags

• RANCH STYLE HOME
• MOVE-IN READY
• UPGRADED KITCHEN
• LARGE RECREATION ROOM
• GAS STOVE STYLE HEATER
• ATTACHED GARAGE

Property features AI

Exterior

• Parking: Attached garage (1 garage space); Driveway; Garage faces front; Garage with garage door opener; Off-street paved parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Updated/remodeled condition; Above-grade finished area and additional finished below-grade living space
• Construction: Built per public records; Block foundation; Block and vinyl siding exterior; Asphalt/fiberglass roof; Home warranty included
• Exterior features: Front porch; Chain link fencing; Back yard; Corner lot; City lot; Landscaped; Sloped lot (sloped down)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (1 on main level)
• Interior features: Ceiling fan(s); Full basement with interior entry; Partially finished basement with storage space
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $31 ($376/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (13.2% below list).
• Recommended offer: $107k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.5% in Parkersburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Gihon Elementary School (math 52% / reading 57%, grade C, #29 of 377 statewide, top 10%, 269 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: 149 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 $856 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 27 days — a 2% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask has dropped $61k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,380 (13.2% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $164,640
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1702 Princeton St	0.15mi	3/1.0	1,164 (+4%)	4mo	$159,500	$137	77
1404 Jeffrey St	0.43mi	3/1.5	1,107 (-1%)	5mo	$150,000	$136	70
1701 19th Ave	0.12mi	4/3.0 (+1)	1,288 (+15%)	5mo	$270,000	$210	58
1405 15th Ave	0.58mi	3/1.0	1,058 (-6%)	4mo	$176,000	$166	55
2310 Division Street Ext	0.36mi	2/1.0 (-1)	960 (-14%)	3mo	$145,000	$151	46
1310 Newberry Dr	0.59mi	3/1.0	1,250 (+12%)	9mo	$172,000	$138	39
1310 Newberry Dr	0.59mi	3/1.0	1,250 (+12%)	21mo	$140,000	$112	30
2507 24th Ave	0.73mi	3/1.5	988 (-12%)	18mo	$145,000	$147	27

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-18,062
• Equity at exit: $18,452

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-13,186
• Equity at exit: $10,700

Cash invested: $34,650 (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: 149
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,074 medium
• Mortgage (P&I): −$649
• Tax from tax record: −$116 /mo · $1,397/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $31

Break-even live

Break-even rent $1,034

Max offer price $123,750

Occupancy floor 92%

Sensitivity live

Price	-10% $101	-5% $66	+0% $31	+5% $-4	+10% $-39
Rent	-10% $-53	-5% $-11	+0% $31	+5% $74	+10% $116
Rate	-1.0pp $94	-0.5pp $63	base $31	+0.5pp $-1	+1.0pp $-33

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: $30,938
• Closing costs: $3,712
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   days on market $123,750 Active 27 DOM
2. 2026-06-21
   days on market $123,750 Active 26 DOM
3. 2026-06-19
   days on market $123,750 Active 24 DOM
4. 2026-06-18
   days on market $123,750 Active 23 DOM
5. 2026-06-17
   days on market $123,750 Active 22 DOM
6. 2026-06-16
   days on market $123,750 Active 21 DOM
7. 2026-06-15
   days on market $123,750 Active 20 DOM
8. 2026-06-14
   days on market $123,750 Active 18 DOM
9. 2026-06-13
   price $123,750 Active 17 DOM
10. 2026-06-12
    days on market $185,000 Active 17 DOM
11. 2026-06-09
    days on market $185,000 Active 14 DOM
12. 2026-06-08
    days on market $185,000 Active 13 DOM
13. 2026-06-07
    days on market $185,000 Active 12 DOM
14. 2026-06-05
    days on market $185,000 Active 9 DOM
15. 2026-06-03
    days on market $185,000 Active 8 DOM
16. 2026-06-02
    days on market $185,000 Active 7 DOM
17. 2026-06-01
    days on market $185,000 Active 6 DOM
18. 2026-05-31
    days on market $185,000 Active 5 DOM
19. 2026-05-30
    days on market $185,000 Active 4 DOM
20. 2026-05-26
    listed $185,000 Active
21. 2019-09-19
    historical
22. 2019-03-14
    listed $79,900
23. 2013-07-08
    historical
24. 2012-10-09
    listed $109,000
25. 2000-08-19
    historical
26. 2000-07-04
    historical
27. 2000-05-03
    listed $79,900
28. 2000-01-04
    listed $82,500

ⓘ 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: $1,397 · $116/mo
• Projected year-2 tax: $1,397 · $116/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 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,886
• − Mortgage interest: −$6,932
• − Property taxes: −$1,397
• − Insurance: −$619
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$3,600
• Taxable loss: −$1,724
• Est. tax savings @ 24.0%: +$414
• After-tax cash flow: $790/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

+124.2% since first listed

9 events — show timeline

• 2026-05-26 Listed $185,000 MLSNOW
• 2019-09-19 Listing Removed — MLSNOW
• 2019-03-14 Listed $79,900 MLSNOW
• 2013-07-08 Listing Removed — MLSNOW
• 2012-10-09 Listed $109,000 MLSNOW
• 2000-08-19 Listing Removed — MLSNOW
• 2000-07-04 Listing Removed — MLSNOW
• 2000-05-03 Listed $79,900 MLSNOW
• 2000-01-04 Listed $82,500 MLSNOW

Property tax history

+4.8%/yr

Latest (2025): $1,397 · +5.6% YoY. Source: county tax records.