2306 Vaughan Ave · Parkersburg, WV 26101

$60,000

3 bd · 1.5 ba · 917 sqft · SingleFamily public records · 5 Days on market

Built 1928 5,209 sqft lot ↓ 8% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

..

Key facts

• 5,209 sq ft lot
• Garage
• Built 1928

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Detached garage with 1 garage space
• Utilities: Public water service; Public sewer service
• Home design: Two-story property; Above-grade finished area about 1,023
• Construction: Built (year from public records); Block and vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Lot approximately 0.12 acres; Public water; Public sewer

Interior

• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Unfinished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $60k).
• Cap rate 12.8% vs local median 5.6% 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+, schools 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.
• Market conditions: 149 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $60,000

Questions for the listing agent

1. Built in 1928 — 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: 1.65% ✓
• Cap rate: 12.78%
• Cash-on-cash: 23.17%
• DSCR: 2.03
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $123,795
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1017 Emerson Ave	0.44mi	2/1.0 (-1)	924 (+1%)	3mo	$125,000	$135	69
1726 Covert St	0.46mi	2/1.0 (-1)	846 (-8%)	11mo	$120,000	$142	49
2610 Liberty St	0.38mi	3/2.0	1,020 (+11%)	18mo	$137,000	$134	46
1011 30th St	0.58mi	2/1.0 (-1)	902 (-2%)	22mo	$105,000	$116	45
2522 Liberty St	0.35mi	3/1.0	1,037 (+13%)	22mo	$145,000	$140	41
2315 Cypress St	0.41mi	2/1.5 (-1)	1,036 (+13%)	22mo	$125,500	$121	36
1821 Maxwell Ave	0.54mi	3/1.0	1,032 (+12%)	20mo	$152,000	$147	35
2503 Brooklyn Dr	0.68mi	3/1.0	1,040 (+13%)	13mo	$150,000	$144	33
2610 Brooklyn Dr	0.74mi	3/1.0	1,026 (+12%)	15mo	$125,000	$122	32
1501 Beaver St	0.58mi	2/1.0 (-1)	782 (-15%)	22mo	$96,000	$123	23

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: 16.2%
• Equity multiple: 1.65×
• Total profit: $10,979
• Equity at exit: $8,946

10-year hold

• IRR: 24.8%
• Equity multiple: 3.16×
• Total profit: $36,328
• Equity at exit: $5,188

Cash invested: $16,800 (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 26101

• Home prices YoY: -27.3%
• Active inventory: 149
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$116 /mo · $1,394/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $324

Break-even live

Break-even rent $577

Max offer price $60,000

Occupancy floor 62%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
720 29th St Parkersburg, WV	1.0–2.0	1.0	702	$920	$1.31	44d	1	0.86mi

Listing history 20 events

1. 2026-05-05
   status Pending
2. 2026-04-30
   listed $60,000 Active
3. 2026-04-20
   historical
4. 2026-03-22
   status Active
5. 2026-03-05
   status Pending
6. 2026-02-07
   listed $89,000 Active
7. 2026-02-07
   historical
8. 2026-01-08
   status Active
9. 2025-12-09
   historical Contingent
10. 2025-12-01
    listed $89,000 Active
11. 2025-11-08
    historical $500
12. 2025-10-08
    listed $500
13. 2025-09-25
    historical
14. 2025-09-04
    listed $100,000 Active
15. 2014-12-31
    historical
16. 2014-12-01
    listed $60,000
17. 2014-07-29
    listed $60,000
18. 2008-06-25
    soldstatus $70,000
19. 2008-06-20
    soldstatus $70,000
20. 2008-05-18
    listed $65,000

ⓘ 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: $1,394 · $116/mo
• Projected year-2 tax: $1,394 · $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 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $11,852
• − Mortgage interest: −$3,361
• − Property taxes: −$1,394
• − Insurance: −$300
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$1,745
• Taxable income: $3,155
• Est. tax owed @ 24.0%: −$757
• After-tax cash flow: $3,136/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

-7.7% since first listed

20 events — show timeline

• 2026-05-05 Pending — MLSNOW
• 2026-04-30 Listed $60,000 MLSNOW
• 2026-04-20 Listing Removed — MLSNOW
• 2026-03-22 Relisted — MLSNOW
• 2026-03-05 Pending — MLSNOW
• 2026-02-07 Listing Removed — MLSNOW
• 2026-02-07 Listed $89,000 MLSNOW
• 2026-01-08 Relisted — MLSNOW
• 2025-12-09 Contingent — MLSNOW
• 2025-12-01 Listed $89,000 MLSNOW
• 2025-11-08 Rental Removed $500 APPFOLIO
• 2025-10-08 Listed for Rent $500 APPFOLIO
• 2025-09-25 Listing Removed — MLSNOW
• 2025-09-04 Listed $100,000 MLSNOW
• 2014-12-31 Listing Removed — MLSNOW
• 2014-12-01 Listed $60,000 KVBOR
• 2014-07-29 Listed $60,000 MLSNOW
• 2008-06-25 Sold (Public Records) $70,000 Public Records
• 2008-06-20 Sold (MLS) $70,000 MLSNOW
• 2008-05-18 Listed $65,000 MLSNOW

Property tax history

+7.7%/yr

Latest (2025): $1,394 · +6.4% YoY. Source: county tax records.