608 Putnam St · Parkersburg, WV 26101

$89,000

3 bd · 1.5 ba · 1,512 sqft · SingleFamily public records · 38 Days on market

Built 1920 Est $154k · 42% under

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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 +7.8/10.0
• 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

Very clean one and a half story home with 3 bedrooms and 1 1/2 baths with large back yard and alley access. Room to add a carport or garage in the back. Basement has room for additional bedroom or family room as well as a nice workshop with gun safe included. New upgraded electrical in 2026.

Key facts

• Alley access
• Gun safe included
• Large back yard

Tags

• LARGE BACK YARD
• ALLEY ACCESS
• ROOM FOR ADDITIONAL BEDROOM
• NICE WORKSHOP
• GUN SAFE INCLUDED
• NEW UPGRADED ELECTRICAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 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 $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $89k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.28% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.03%
• DSCR: 1.71
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $154,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 Eastlawn Ave	0.08mi	3/2.0	1,300 (-14%)	8mo	$128,000	$98	64
2207 17th St	0.29mi	3/1.0	1,344 (-11%)	4mo	$137,000	$102	63
1407 Andrew St	0.50mi	3/1.5	1,468 (-3%)	11mo	$48,500	$33	63
2000 16th St	0.28mi	3/1.0	1,656 (+10%)	9mo	$139,000	$84	61
727 Bird St	0.43mi	3/1.5	1,632 (+8%)	10mo	$135,000	$83	59
1817 Liberty St	0.59mi	4/2.0 (+1)	1,548 (+2%)	11mo	$163,000	$105	53
2018 23rd St	0.58mi	3/1.5	1,400 (-7%)	13mo	$170,000	$121	50
1805 20th St	0.60mi	4/1.5 (+1)	1,620 (+7%)	9mo	$192,200	$119	48
1708 17th St	0.45mi	4/2.0 (+1)	1,694 (+12%)	7mo	$139,500	$82	46
1611 15th St	0.46mi	3/1.0	1,288 (-15%)	8mo	$185,000	$144	45
2602 Morningside Ave	0.72mi	3/1.0	1,334 (-12%)	1mo	$150,000	$112	44
1608 Lawrence St	0.72mi	3/2.0	1,699 (+12%)	11mo	$170,000	$100	34

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: 7.0%
• Equity multiple: 1.27×
• Total profit: $6,768
• Equity at exit: $13,270

10-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $33,139
• Equity at exit: $7,695

Cash invested: $24,920 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$61 /mo · $727/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $333

Break-even live

Break-even rent $714

Max offer price $89,000

Occupancy floor 66%

Sensitivity live

Price	-10% $383	-5% $358	+0% $333	+5% $308	+10% $283
Rent	-10% $243	-5% $288	+0% $333	+5% $378	+10% $423
Rate	-1.0pp $378	-0.5pp $356	base $333	+0.5pp $310	+1.0pp $286

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $89,000 Active 38 DOM
2. 2026-06-18
   days on market $89,000 Active 37 DOM
3. 2026-06-17
   days on market $89,000 Active 36 DOM
4. 2026-06-16
   days on market $89,000 Active 35 DOM
5. 2026-06-15
   days on market $89,000 Active 34 DOM
6. 2026-06-14
   days on market $89,000 Active 32 DOM
7. 2026-06-12
   days on market $89,000 Active 31 DOM
8. 2026-06-09
   days on market $89,000 Active 28 DOM
9. 2026-06-08
   days on market $89,000 Active 27 DOM
10. 2026-06-07
    days on market $89,000 Active 26 DOM
11. 2026-06-05
    days on market $89,000 Active 23 DOM
12. 2026-06-03
    days on market $89,000 Active 22 DOM
13. 2026-06-02
    days on market $89,000 Active 21 DOM
14. 2026-06-01
    days on market $89,000 Active 20 DOM
15. 2026-05-31
    days on market $89,000 Active 19 DOM
16. 2026-05-30
    days on market $89,000 Active 18 DOM
17. 2026-05-12
    listed $89,000 Active
18. 1999-08-20
    soldstatus $45,000

ⓘ 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: $727 · $61/mo
• Projected year-2 tax: $727 · $61/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 6/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $13,630
• − Mortgage interest: −$4,985
• − Property taxes: −$727
• − Insurance: −$445
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$2,589
• Taxable income: $2,703
• Est. tax owed @ 24.0%: −$649
• After-tax cash flow: $3,346/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

+97.8% since first listed

2 events — show timeline

• 2026-05-12 Listed $89,000 FSBO.com
• 1999-08-20 Sold (Public Records) $45,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $727 · +6.8% YoY. Source: county tax records.