903 13th St · Parkersburg, WV 26101

$35,900

4 bd · 2.0 ba · 1,228 sqft · MultiFamily public records · 108 Days on market

Built 1910 2,003 sqft lot

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Investor opportunity. Tenant occupied rental property with income potential in Parkersburg. Property may be purchased individually or as part of a small portfolio of investment homes. Please do not disturb tenants

Key facts

• 2,003 sq ft lot
• Built 1910
• Listed 107 days

Property features AI

Finance

• Financial info: Annual tax amount reported (see listing for current figure)

Exterior

• Parking: Direct access parking
• Utilities: Public water; Public sewer
• Home design: Two-story building
• Construction: Year built recorded by assessor
• Exterior features: Public records list the lot at approximately 0.046 acres

Interior

• Bedrooms: Two 2-bedroom units (both units are leased)
• Bathrooms: Two full bathrooms (one full bathroom per 2-bedroom unit)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Property listed as a fixer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $36k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $36k).
• Recommended offer: $33k (9.0% below list) — sets the bar for market timing.
• Cap rate 42.2% 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: Jefferson Elementary Center (math 24% / reading 39%, grade F, #213 of 377 statewide, top 57%, 567 students, 0% FRL); Van Devender Middle School (math 16% / reading 24%, grade F, #104 of 109 statewide, top 96%, 311 students, 0% FRL); Parkersburg High School (math 25% / reading 49%, grade F, #32 of 110 statewide, top 34%, 1,651 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.
• Zoned-school proficiency averages 30% at this address vs 43% district-wide (-14 pts) — the specific schools serving this property underperform the Wood County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 149 active listings in the ZIP; 124 units permitted in Wood County in 2024 (33 in 5+ unit buildings).
• This rent runs 41% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $248 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• 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 $32,669 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.61% ✓
• Cap rate: 42.16%
• Cash-on-cash: 128.09%
• DSCR: 6.70
• GRM: 1.8

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: —
• Equity multiple: 7.22×
• Total profit: $62,538
• Equity at exit: $5,353

10-year hold

• IRR: —
• Equity multiple: 15.18×
• Total profit: $142,520
• Equity at exit: $3,104

Cash invested: $10,052 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,654 medium
• Mortgage (P&I): −$188
• Tax from tax record: −$30 /mo · $365/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $1,073

Break-even live

Break-even rent $296

Max offer price $35,900

Occupancy floor 30%

Sensitivity live

Price	-10% $1,093	-5% $1,083	+0% $1,073	+5% $1,063	+10% $1,053
Rent	-10% $942	-5% $1,008	+0% $1,073	+5% $1,138	+10% $1,204
Rate	-1.0pp $1,091	-0.5pp $1,082	base $1,073	+0.5pp $1,064	+1.0pp $1,054

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1	$1,654
Total (2 units)			$1,654

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: $8,975
• Closing costs: $1,077
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $35,900 Active 108 DOM
2. 2026-06-21
   days on market $35,900 Active 107 DOM
3. 2026-06-19
   days on market $35,900 Active 105 DOM
4. 2026-06-18
   days on market $35,900 Active 104 DOM
5. 2026-06-17
   days on market $35,900 Active 103 DOM
6. 2026-06-16
   days on market $35,900 Active 102 DOM
7. 2026-06-15
   days on market $35,900 Active 101 DOM
8. 2026-06-14
   days on market $35,900 Active 99 DOM
9. 2026-06-12
   days on market $35,900 Active 98 DOM
10. 2026-06-09
    days on market $35,900 Active 95 DOM
11. 2026-06-08
    days on market $35,900 Active 94 DOM
12. 2026-06-07
    days on market $35,900 Active 93 DOM
13. 2026-06-05
    days on market $35,900 Active 90 DOM
14. 2026-06-03
    days on market $35,900 Active 89 DOM
15. 2026-06-02
    days on market $35,900 Active 88 DOM
16. 2026-06-01
    days on market $35,900 Active 87 DOM
17. 2026-05-31
    days on market $35,900 Active 86 DOM
18. 2026-05-30
    days on market $35,900 Active 85 DOM
19. 2026-03-06
    listed $35,900 Active

ⓘ 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: $365 · $30/mo
• Projected year-2 tax: $365 · $30/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 ≥102°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: $19,848
• − Mortgage interest: −$2,011
• − Property taxes: −$365
• − Insurance: −$180
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$1,044
• Taxable income: $13,072
• Est. tax owed @ 24.0%: −$3,137
• After-tax cash flow: $9,739/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

1 event — show timeline

• 2026-03-06 Listed $35,900 MLSNOW

Property tax history

+3.7%/yr

Latest (2025): $365 · +6.9% YoY. Source: county tax records.