101 Denham St · Clarksburg, WV 26301

$83,830

3 bd · 1.0 ba · 772 sqft · SingleFamily public records · 24 Days on market

Built 1910 1,917 sqft lot Est $103k · 19% under ↓ 15% 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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention first time home buyers! This cozy 2 bedroom, 1 bathroom home is a perfect starter home or investment property for those looking to start or add to their portfolio! Recently remodeled bathroom with new flooring and fresh paint. Conveniently located in the heart of Clarksburg. Move in ready! Schedule a showing today because this hidden gem won't last long! See agent remarks.

Key facts

• Move-in-ready
• Convenient access
• Heart of clarksburg

Tags

• MOVE-IN-READY
• HEART OF CLARKSBURG
• CONVENIENT ACCESS

Property features AI

Finance

• HOA & community: Community pool

Exterior

• Parking: Off-street parking; On-street parking; No garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One story
• Construction: Built with block, brick, frame and wood siding; Metal roof; Below-grade finished area present
• Exterior features: Porch; Level lot

Interior

• Kitchen: Range; Refrigerator
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Storm windows; Unfinished basement with concrete and crawl space areas; Five total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 6.8% in Clarksburg — 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 81/100 on livability (#11 in WV, #1,521 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime D+, employment D-.
• Harrison County Schools (town): math 29% / reading 43% proficiency, ranked #12 of 55 in WV (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Robert C Byrd High School (math 22% / reading 52%, grade F, #32 of 110 statewide, top 34%, 765 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.6%/yr); 56 active listings in the ZIP; 84 units permitted in Harrison County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $580 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Harrison County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $69k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,572 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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: 1.31% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.04%
• DSCR: 1.80
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $103,448
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 Austin Ave	0.38mi	2/1.0 (-1)	748 (-3%)	3mo	$32,500	$43	70
213 Point St	0.24mi	3/1.0	816 (+6%)	13mo	$104,900	$129	69
128 Vermont Ave	0.28mi	2/1.0 (-1)	798 (+3%)	16mo	$120,000	$150	63
416 Haymond Hwy	0.39mi	2/1.0 (-1)	732 (-5%)	16mo	$98,000	$134	54
132 Oakland Ave	0.69mi	3/1.0	768 (-0%)	17mo	$120,000	$156	53
607 S 5th St	0.47mi	2/1.0 (-1)	824 (+7%)	22mo	$62,000	$75	44

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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.41×
• Total profit: $9,562
• Equity at exit: $12,499

10-year hold

• IRR: 19.8%
• Equity multiple: 2.71×
• Total profit: $40,052
• Equity at exit: $7,248

Cash invested: $23,472 (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 26301

• Home prices YoY: -26.4%
• Rents YoY: 3.6%
• Active inventory: 56
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,101 medium
• Mortgage (P&I): −$440
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $353

Break-even live

Break-even rent $654

Max offer price $83,830

Occupancy floor 63%

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: $20,958
• Closing costs: $2,515
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $83,830 Active 24 DOM
2. 2026-06-18
   days on market $83,830 Active 23 DOM
3. 2026-06-17
   days on market $83,830 Active 22 DOM
4. 2026-06-16
   days on market $83,830 Active 21 DOM
5. 2026-06-15
   days on market $83,830 Active 20 DOM
6. 2026-06-14
   days on market $83,830 Active 18 DOM
7. 2026-06-12
   days on market $83,830 Active 17 DOM
8. 2026-06-09
   days on market $83,830 Active 14 DOM
9. 2026-06-08
   days on market $83,830 Active 13 DOM
10. 2026-06-07
    days on market $83,830 Active 12 DOM
11. 2026-06-05
    days on market $83,830 Active 9 DOM
12. 2026-06-03
    days on market $83,830 Active 8 DOM
13. 2026-06-02
    days on market $83,830 Active 7 DOM
14. 2026-06-01
    days on market $83,830 Active 6 DOM
15. 2026-05-31
    days on market $83,830 Active 5 DOM
16. 2026-05-30
    days on market $83,830 Active 4 DOM
17. 2026-05-26
    listed $83,830 Active
18. 2025-03-10
    soldstatus $69,135
19. 2025-03-04
    soldstatus $69,135 Closed 385-char remark

    Show marketing remark (385 chars)

    Attention first time home buyers! This cozy 2 bedroom, 1 bathroom home is a perfect starter home or investment property for those looking to start or add to their portfolio! Recently remodeled bathroom with new flooring and fresh paint. Conveniently located in the heart of Clarksburg. Move in ready! Schedule a showing today because this hidden gem won't last long! See agent remarks.

20. 2025-01-22
    historical Active Under Contract 385-char remark

    Show marketing remark (385 chars)

    Attention first time home buyers! This cozy 2 bedroom, 1 bathroom home is a perfect starter home or investment property for those looking to start or add to their portfolio! Recently remodeled bathroom with new flooring and fresh paint. Conveniently located in the heart of Clarksburg. Move in ready! Schedule a showing today because this hidden gem won't last long! See agent remarks.

21. 2025-01-14
    price $79,900 385-char remark

    Show marketing remark (385 chars)

    Attention first time home buyers! This cozy 2 bedroom, 1 bathroom home is a perfect starter home or investment property for those looking to start or add to their portfolio! Recently remodeled bathroom with new flooring and fresh paint. Conveniently located in the heart of Clarksburg. Move in ready! Schedule a showing today because this hidden gem won't last long! See agent remarks.

22. 2025-01-05
    price $85,000 385-char remark

    Show marketing remark (385 chars)

    Attention first time home buyers! This cozy 2 bedroom, 1 bathroom home is a perfect starter home or investment property for those looking to start or add to their portfolio! Recently remodeled bathroom with new flooring and fresh paint. Conveniently located in the heart of Clarksburg. Move in ready! Schedule a showing today because this hidden gem won't last long! See agent remarks.

23. 2024-12-02
    price $89,900 385-char remark

    Show marketing remark (385 chars)

    Attention first time home buyers! This cozy 2 bedroom, 1 bathroom home is a perfect starter home or investment property for those looking to start or add to their portfolio! Recently remodeled bathroom with new flooring and fresh paint. Conveniently located in the heart of Clarksburg. Move in ready! Schedule a showing today because this hidden gem won't last long! See agent remarks.

24. 2024-10-13
    listed $98,500 Active 385-char remark

    Show marketing remark (385 chars)

    Attention first time home buyers! This cozy 2 bedroom, 1 bathroom home is a perfect starter home or investment property for those looking to start or add to their portfolio! Recently remodeled bathroom with new flooring and fresh paint. Conveniently located in the heart of Clarksburg. Move in ready! Schedule a showing today because this hidden gem won't last long! See agent remarks.

ⓘ 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: $508 · $42/mo
• Projected year-2 tax: $508 · $42/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 5/10 Major 7 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,212
• − Mortgage interest: −$4,696
• − Property taxes: −$508
• − Insurance: −$419
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$2,439
• Taxable income: $3,036
• Est. tax owed @ 24.0%: −$729
• After-tax cash flow: $3,506/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: Harrison County Schools
• NCES district ID: 5400510
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $43,269
• Composite: 30.48/100
• National rank: #6222
• State rank: #12 of 55 in WV

Livability — Clarksburg

• Score: 81/100
• State rank: #11
• US rank: #1521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksburg, WV
• County: Harrison County · 44,316 people
• City population: 28,716
• Metro: Clarksburg, WV
• Population (ZIP): 28,716
• Household income: $49,816
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 765.0

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 67,273 people
• By 2030: 65,963 · -1.9%
• By 2040: 63,033 · -6.3%
• By 2050: 59,999 · -10.8%
• By 2075: 52,524 · -21.9%
• By 2100: 42,654 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+41.0) · D 28.5% · R 69.4% · Other 2.1%
• 2008→2024 swing: -27.6pp toward R · 2008: -13.3pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+37.6 2016: R+39.5 2012: R+23.5 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.70%
• Current HPI: 149.308
• Rent YoY: ▲ 3.62%
• Metro: Clarksburg, WV
• State GDP YoY: —
• F500 in state: 0

Price history

-14.9% since first listed

8 events — show timeline

• 2026-05-26 Listed $83,830 NCWVREIN
• 2025-03-10 Sold (Public Records) $69,135 Public Records
• 2025-03-04 Sold (MLS) $69,135 NCWVREIN
• 2025-01-22 Contingent — NCWVREIN
• 2025-01-14 Price Changed $79,900 NCWVREIN
• 2025-01-05 Price Changed $85,000 NCWVREIN
• 2024-12-02 Price Changed $89,900 NCWVREIN
• 2024-10-13 Listed $98,500 NCWVREIN

Property tax history

+3.3%/yr

Latest (2025): $508 · +7.8% YoY. Source: county tax records.