2400 Overbrook Ave · Wheeling, WV 26003

$159,900

4 bd · 1.0 ba · 2,432 sqft · SingleFamily public records · 281 Days on market

Built 1918 6,499 sqft lot $66/sqft · 26% below area Est $217k · 26% under ↓ 9% since listing

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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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +3.8/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this beautiful 2,432 sq. ft. home offering plenty of room for living, entertaining, and creating lasting memories. With nine rooms plus a 1st floor laundry and walk-in kitchen pantry. This residence includes four generously sized bedrooms, a large open-floorplan kitchen-dining room with an island and built-in cabinetry, plus a family room highlighted by a custom built-in shelving unit. The third-floor attic provides even more potential, with the possibility of being transformed into a cozy retreat or fun getaway space for the kids. This home combines functionality, charm, and endless opportunities to make it your own.

Key facts

• Third-floor attic
• 1st floor laundry
• 6,499 sq ft lot

Tags

• 1ST FLOOR LAUNDRY
• WALK-IN KITCHEN PANTRY
• CUSTOM BUILT-IN SHELVING UNIT
• THIRD-FLOOR ATTIC

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $140k (12.2% below list).
• Recommended offer: $140k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.3% in Wheeling — 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 69/100 on livability (#74 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Ohio County Schools (urban): math 34% / reading 49% proficiency, ranked #5 of 55 in WV (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 223 active listings in the ZIP; 2 units permitted in Ohio County in 2024 (0 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.
• Ohio County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,314 (12.2% below list)

Questions for the listing agent

1. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F 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. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (median comp): $216,669
• List price: $159,900
• Delta: -26.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Acosta Ave	0.62mi	4/2.5	2,444 (+0%)	14mo	$220,000	$90	53
100 Grant Ave	0.65mi	4/2.5	2,559 (+5%)	10mo	$370,000	$145	47
41 Acosta Ave	0.62mi	3/1.5 (-1)	2,395 (-2%)	20mo	$143,900	$60	45
1971 Louisa Ave	0.54mi	4/2.5	2,250 (-8%)	18mo	$165,000	$73	41
1977 Highland Ln	0.61mi	4/3.0	2,343 (-4%)	24mo	$335,000	$143	37
129 Kruger St	0.63mi	4/2.5	2,118 (-13%)	15mo	$145,000	$68	30

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-19,268
• Equity at exit: $23,842

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-8,218
• Equity at exit: $13,825

Cash invested: $44,772 (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 26003

• Home prices YoY: -23.4%
• Rents YoY: 3.0%
• Active inventory: 223
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$99 /mo · $1,189/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $104

Break-even live

Break-even rent $1,271

Max offer price $159,900

Occupancy floor 88%

Sensitivity live

Price	-10% $195	-5% $150	+0% $104	+5% $59	+10% $14
Rent	-10% $-7	-5% $49	+0% $104	+5% $160	+10% $215
Rate	-1.0pp $185	-0.5pp $145	base $104	+0.5pp $63	+1.0pp $21

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $159,900 Active 281 DOM
2. 2026-06-18
   days on market $159,900 Active 280 DOM
3. 2026-06-17
   days on market $159,900 Active 279 DOM
4. 2026-06-16
   days on market $159,900 Active 278 DOM
5. 2026-06-15
   days on market $159,900 Active 277 DOM
6. 2026-06-14
   days on market $159,900 Active 275 DOM
7. 2026-06-12
   days on market $159,900 Active 274 DOM
8. 2026-06-09
   days on market $159,900 Active 271 DOM
9. 2026-06-08
   days on market $159,900 Active 270 DOM
10. 2026-06-07
    days on market $159,900 Active 269 DOM
11. 2026-06-05
    days on market $159,900 Active 266 DOM
12. 2026-06-03
    days on market $159,900 Active 265 DOM
13. 2026-06-02
    days on market $159,900 Active 264 DOM
14. 2026-06-01
    days on market $159,900 Active 263 DOM
15. 2026-05-31
    days on market $159,900 Active 262 DOM
16. 2026-05-30
    days on market $159,900 Active 261 DOM
17. 2026-03-16
    price $159,900 634-char remark

    Show marketing remark (634 chars)

    Discover this beautiful 2,432 sq. ft. home offering plenty of room for living, entertaining, and creating lasting memories. With nine rooms plus a 1st floor laundry and walk-in kitchen pantry. This residence includes four generously sized bedrooms, a large open-floorplan kitchen-dining room with an island and built-in cabinetry, plus a family room highlighted by a custom built-in shelving unit. The third-floor attic provides even more potential, with the possibility of being transformed into a cozy retreat or fun getaway space for the kids. This home combines functionality, charm, and endless opportunities to make it your own.

18. 2026-03-16
    status Active 634-char remark

    Show marketing remark (634 chars)

    Discover this beautiful 2,432 sq. ft. home offering plenty of room for living, entertaining, and creating lasting memories. With nine rooms plus a 1st floor laundry and walk-in kitchen pantry. This residence includes four generously sized bedrooms, a large open-floorplan kitchen-dining room with an island and built-in cabinetry, plus a family room highlighted by a custom built-in shelving unit. The third-floor attic provides even more potential, with the possibility of being transformed into a cozy retreat or fun getaway space for the kids. This home combines functionality, charm, and endless opportunities to make it your own.

19. 2026-03-14
    historical 634-char remark

    Show marketing remark (634 chars)

    Discover this beautiful 2,432 sq. ft. home offering plenty of room for living, entertaining, and creating lasting memories. With nine rooms plus a 1st floor laundry and walk-in kitchen pantry. This residence includes four generously sized bedrooms, a large open-floorplan kitchen-dining room with an island and built-in cabinetry, plus a family room highlighted by a custom built-in shelving unit. The third-floor attic provides even more potential, with the possibility of being transformed into a cozy retreat or fun getaway space for the kids. This home combines functionality, charm, and endless opportunities to make it your own.

20. 2025-09-09
    listed $175,000 Active 634-char remark

    Show marketing remark (634 chars)

    Discover this beautiful 2,432 sq. ft. home offering plenty of room for living, entertaining, and creating lasting memories. With nine rooms plus a 1st floor laundry and walk-in kitchen pantry. This residence includes four generously sized bedrooms, a large open-floorplan kitchen-dining room with an island and built-in cabinetry, plus a family room highlighted by a custom built-in shelving unit. The third-floor attic provides even more potential, with the possibility of being transformed into a cozy retreat or fun getaway space for the kids. This home combines functionality, charm, and endless opportunities to make it your own.

ⓘ 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: $1,189 · $99/mo
• Projected year-2 tax: $1,189 · $99/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) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,838
• − Mortgage interest: −$8,957
• − Property taxes: −$1,189
• − Insurance: −$800
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$4,652
• Taxable loss: −$1,453
• Est. tax savings @ 24.0%: +$349
• After-tax cash flow: $1,600/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: Ohio County Schools
• NCES district ID: 5401050
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $41,572
• Composite: 34.88/100
• National rank: #5085
• State rank: #5 of 55 in WV

Livability — Wheeling

• Score: 69/100
• State rank: #74
• US rank: #8950

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wheeling, WV
• County: Ohio County · 39,982 people
• City population: 39,982
• Metro: Wheeling, WV-OH
• Population (ZIP): 39,982
• Household income: $57,703
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1630.0

Population outlook (Ohio County) Hauer SSP2

• Today (2025): 40,604 people
• By 2030: 39,150 · -3.6%
• By 2040: 36,039 · -11.2%
• By 2050: 33,582 · -17.3%
• By 2075: 28,662 · -29.4%
• By 2100: 22,963 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Ohio

• 2024 margin: Strong R (+26.0) · D 36.0% · R 62.0% · Other 2.0%
• 2008→2024 swing: -15.3pp toward R · 2008: -10.8pp · 2024: -26.0pp
• All cycles: 2024: R+26.0 2020: R+25.8 2016: R+31.6 2012: R+22.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.09%
• Current HPI: 223.4106
• Rent YoY: ▲ 3.03%
• Metro: Wheeling, WV-OH
• State GDP YoY: —
• F500 in state: 0

Price history

-8.6% since first listed

4 events — show timeline

• 2026-03-16 Price Changed $159,900 WBOR
• 2026-03-16 Relisted — WBOR
• 2026-03-14 Delisted — WBOR
• 2025-09-09 Listed $175,000 WBOR

Property tax history

+2.3%/yr

Latest (2025): $1,189 · +4.8% YoY. Source: county tax records.