2117 Gould Ave · Clarksburg, WV 26301

$88,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 15 Days on market

Built 1995 Est $115k · 23% 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

This little charmer is a fixer upper, it would make a great starter home or a retirement home. Single level living. Small level back yard for summer fun and relaxing in the evenings. Needs a little TLC. Parking in back with a garage. Minutes from FBI, WVU hospitals.

Key facts

• Minutes from fbi
• Single level living
• Parking in back

Tags

• SINGLE LEVEL LIVING
• SMALL LEVEL BACK YARD
• PARKING IN BACK
• MINUTES FROM FBI
• MINUTES FROM WVU HOSPITALS

Property features AI

Finance

• Financial info: Annual tax information available (amount not included per instructions)

Exterior

• Parking: Detached garage with 1 garage space; Garage door opener; Off-street and on-street parking available
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family detached residence; Single-story
• Construction: Block and vinyl siding construction; Shingle roof; Built on crawl space
• Exterior features: Porch; Level lot

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Concrete flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s) for cooling
• Interior features: Dishwasher; Microwave; Crawl space basement; Concrete and vinyl flooring; Smoke detector(s)
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $87k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: Salem Elementary (math 52% / reading 47%, grade D, #49 of 377 statewide, top 16%, 189 students, 0% FRL); 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 $608 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $86,680 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.92%
• DSCR: 1.71
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $114,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1802 N 21st St	0.19mi	2/1.0 (-1)	1,108 (+4%)	2mo	$124,900	$113	77
1805 N 23rd St	0.21mi	3/2.0	1,144 (+8%)	4mo	$162,900	$142	70
1112 N 17th St	0.33mi	2/1.0 (-1)	1,039 (-2%)	10mo	$56,000	$54	68
2300 Pride Ave	0.11mi	2/1.5 (-1)	1,152 (+8%)	10mo	$80,000	$69	66
1208 N 16th	0.38mi	2/1.0 (-1)	1,139 (+7%)	2mo	$150,000	$132	64
2008 Williams Ave	0.22mi	3/2.0	1,152 (+8%)	10mo	$102,000	$89	64
1603 Hamill Ave	0.38mi	3/1.0	1,000 (-6%)	10mo	$146,050	$146	63
1615 Fairmont Ave	0.65mi	3/1.0	1,056 (-1%)	8mo	$126,000	$119	62
1705 Pride Ave	0.26mi	2/1.0 (-1)	968 (-9%)	10mo	$94,500	$98	59
113 Rebrook St	0.61mi	2/1.0 (-1)	1,095 (+3%)	8mo	$118,000	$108	55
366 S 22nd St	0.59mi	2/1.0 (-1)	1,080 (+2%)	13mo	$69,000	$64	54
1523 N 16th	0.38mi	2/1.0 (-1)	904 (-15%)	3mo	$85,000	$94	50

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: 7.5%
• Equity multiple: 1.30×
• Total profit: $7,272
• Equity at exit: $13,121

10-year hold

• IRR: 17.3%
• Equity multiple: 2.46×
• Total profit: $36,086
• Equity at exit: $7,609

Cash invested: $24,640 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $327

Break-even live

Break-even rent $722

Max offer price $88,000

Occupancy floor 66%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $88,000 Active 15 DOM
2. 2026-06-18
   days on market $88,000 Active 14 DOM
3. 2026-06-17
   days on market $88,000 Active 13 DOM
4. 2026-06-16
   days on market $88,000 Active 12 DOM
5. 2026-06-15
   days on market $88,000 Active 11 DOM
6. 2026-06-14
   days on market $88,000 Active 9 DOM
7. 2026-06-13
   remarks 266-char remark
8. 2026-06-12
   days on market $88,000 Active 8 DOM
9. 2026-06-09
   days on market $88,000 Active 5 DOM
10. 2026-06-08
    days on market $88,000 Active 4 DOM
11. 2026-06-07
    days on market $88,000 Active 3 DOM
12. 2026-06-05
    remarks 264-char remark
13. 2026-06-05
    listed $88,000 Active 1 DOM

ⓘ 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: $871 · $73/mo
• Projected year-2 tax: $871 · $73/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 ≥98°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: $13,636
• − Mortgage interest: −$4,929
• − Property taxes: −$871
• − Insurance: −$440
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$2,560
• Taxable income: $2,654
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $3,287/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

+160.4% since first listed

3 events — show timeline

• 2026-06-05 Listed $88,000 NCWVREIN
• 2013-04-22 Sold (Public Records) $62,500 Public Records
• 1995-01-25 Sold (Public Records) $33,800 Public Records

Property tax history

+7.7%/yr

Latest (2025): $871 · +5.3% YoY. Source: county tax records.