2106 Harris Hwy · Lubeck, WV 26181

$160,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 41 Days on market

Built 1959 Est $192k · 16% 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).

• Cash flow +17.9/30.0
• ARV discount +14.9/15.0
• DSCR +5.6/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home has newer appliances in kitchen and updated garage-newer garage door. Excellent starter home with room to grow. Newer driveway and new roof in 2009. * * * ELECTRIC IN PROCESS OF BEING UPGRADED TO 100 AMP--ELECTRICCO. IS WORKING TO SERVICE RESTORED BY FRIDAY OCT 11TH! * * * * * Elem: Blennerhassett Elementary Scho Elem/Bus: Y JrHigh: Blennerhasset Jr. High School JrHigh/Bus: Y High: Parkersburg South High High/Bus: Y Fire: VOL Police: SHF PossFreeGas: N ; SQFT=Fin L1:1120, Fin Above:1120, Fin Total:1120, Unfin Above:0, Unfin Total:Y; GAR= Heated, Opener(s); PRKG= Off Street

Key facts

• Recently remodeled
• Move-in-ready
• New hot water tank

Tags

• RECENTLY REMODELED
• MOVE-IN-READY
• NEW HOT WATER TANK
• UPDATED KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $68 ($819/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 $139k (13.0% below list).
• Recommended offer: $139k (13.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#98 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute 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: Lubeck Elementary School (math 42% / reading 47%, grade F, #71 of 377 statewide, top 22%, 379 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: 20 active listings in the ZIP; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 41 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $63k; list at $160k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,129 (13.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $191,520
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2207 Harris Hwy	0.10mi	3/1.0 (+1)	1,092 (-2%)	3mo	$187,000	$171	83
121 Lubeck Hills Dr	0.48mi	3/1.5 (+1)	1,134 (+1%)	4mo	$205,000	$181	65
226 Meadow Ln	0.57mi	3/2.0 (+1)	1,092 (-2%)	1mo	$225,000	$206	60
64 Sun St	0.71mi	3/1.5 (+1)	1,120 (0%)	1mo	$160,000	$143	59
1443 Harris Hwy	0.68mi	2/3.0	1,200 (+7%)	2mo	$168,000	$140	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-21,604
• Equity at exit: $23,857

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-13,316
• Equity at exit: $13,834

Cash invested: $44,800 (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 26181

• Home prices YoY: -4.7%
• Active inventory: 20
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,391 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $68

Break-even live

Break-even rent $1,305

Max offer price $160,000

Occupancy floor 90%

Sensitivity live

Price	-10% $159	-5% $114	+0% $68	+5% $23	+10% $-22
Rent	-10% $-42	-5% $13	+0% $68	+5% $123	+10% $178
Rate	-1.0pp $149	-0.5pp $109	base $68	+0.5pp $27	+1.0pp $-15

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $160,000 Active 41 DOM
2. 2026-06-21
   days on market $160,000 Active 40 DOM
3. 2026-06-19
   days on market $160,000 Active 38 DOM
4. 2026-06-18
   days on market $160,000 Active 37 DOM
5. 2026-06-17
   days on market $160,000 Active 36 DOM
6. 2026-06-16
   days on market $160,000 Active 35 DOM
7. 2026-06-15
   days on market $160,000 Active 34 DOM
8. 2026-06-14
   days on market $160,000 Active 32 DOM
9. 2026-06-12
   days on market $160,000 Active 31 DOM
10. 2026-06-09
    days on market $160,000 Active 28 DOM
11. 2026-06-08
    days on market $160,000 Active 27 DOM
12. 2026-06-07
    days on market $160,000 Active 26 DOM
13. 2026-06-05
    days on market $160,000 Active 23 DOM
14. 2026-06-03
    days on market $160,000 Active 22 DOM
15. 2026-06-02
    days on market $160,000 Active 21 DOM
16. 2026-06-01
    days on market $160,000 Active 20 DOM
17. 2026-05-31
    days on market $160,000 Active 19 DOM
18. 2026-05-30
    days on market $160,000 Active 18 DOM
19. 2026-05-13
    price $160,000
20. 2026-05-12
    listed $165,000 Active
21. 2014-12-05
    soldstatus $63,300
22. 2014-12-03
    soldstatus $63,300 602-char remark

    Show marketing remark (602 chars)

    Home has newer appliances in kitchen and updated garage-newer garage door. Excellent starter home with room to grow. Newer driveway and new roof in 2009. * * * ELECTRIC IN PROCESS OF BEING UPGRADED TO 100 AMP--ELECTRICCO. IS WORKING TO SERVICE RESTORED BY FRIDAY OCT 11TH! * * * * * Elem: Blennerhassett Elementary Scho Elem/Bus: Y JrHigh: Blennerhasset Jr. High School JrHigh/Bus: Y High: Parkersburg South High High/Bus: Y Fire: VOL Police: SHF PossFreeGas: N ; SQFT=Fin L1:1120, Fin Above:1120, Fin Total:1120, Unfin Above:0, Unfin Total:Y; GAR= Heated, Opener(s); PRKG= Off Street

23. 2013-12-14
    listed $64,500 602-char remark

    Show marketing remark (602 chars)

    Home has newer appliances in kitchen and updated garage-newer garage door. Excellent starter home with room to grow. Newer driveway and new roof in 2009. * * * ELECTRIC IN PROCESS OF BEING UPGRADED TO 100 AMP--ELECTRICCO. IS WORKING TO SERVICE RESTORED BY FRIDAY OCT 11TH! * * * * * Elem: Blennerhassett Elementary Scho Elem/Bus: Y JrHigh: Blennerhasset Jr. High School JrHigh/Bus: Y High: Parkersburg South High High/Bus: Y Fire: VOL Police: SHF PossFreeGas: N ; SQFT=Fin L1:1120, Fin Above:1120, Fin Total:1120, Unfin Above:0, Unfin Total:Y; GAR= Heated, Opener(s); PRKG= Off Street

ⓘ 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: $704 · $59/mo
• Projected year-2 tax: $944 · $79/mo
• Expected delta: +$240/yr (+$20/mo · 34.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°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: $16,695
• − Mortgage interest: −$8,962
• − Property taxes: −$704
• − Insurance: −$1,598
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$4,655
• Taxable loss: −$1,894
• Est. tax savings @ 24.0%: +$455
• After-tax cash flow: $1,274/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 — Lubeck

• Score: 67/100
• State rank: #98
• US rank: #11034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lubeck, WV
• County: Wood · 13,055 people
• Metro: Parkersburg-Vienna, WV
• Population (ZIP): 5,708
• Household income: $79,314
• Rent vs Own: 11.0% rent · 89.0% own
• Severe rent burden: 7.7

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 3% Italian 2% Serbian 2%
• Foreign-born: 0%

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: ▼ -11.79%
• Current HPI: 240.9558
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+148.1% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $160,000 FSBO.com
• 2026-05-12 Listed $165,000 FSBO.com
• 2014-12-05 Sold (Public Records) $63,300 Public Records
• 2014-12-03 Sold (MLS) $63,300 MLSNOW
• 2013-12-14 Listed $64,500 MLSNOW

Property tax history

+5.5%/yr

Latest (2025): $704 · +6.5% YoY. Source: county tax records.