45 South Frazier Ave · Wheeling, WV 26003

$159,000

3 bd · 1.5 ba · 1,854 sqft · SingleFamily public records · 96 Days on market

Built 1920 0.25 ac lot

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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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• 1% rule +2.8/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom 1 1/2 bath home that has some updates, newer breaker box, windows. Home features hardwood floors and pocket doors and lovely oak trim in the foyer. Laundry area is on the 1st floor. Situates in a nice neighborhood. Bring your customers by to see this home. * * Still show for backups!!!

Key facts

• Unique trim
• Large eat-in kitchen
• Separate dining room

Tags

• ORIGINAL HARDWOOD FLOORS
• UNIQUE TRIM
• 3 FIREPLACES
• LARGE EAT-IN KITCHEN
• SEPARATE DINING ROOM
• CONVENIENT 1ST FL LAUNDRY

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single family residence (Traditional); 2 stories
• Construction: Wood siding; Shingle roof; Built with full basement
• Exterior features: Deck; Porch; Fenced yard; Private maintained road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric forced air heating; Window cooling units; Ceiling fans
• Interior features: Walk-in closet(s); Fireplace (3 total); Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $47 ($561/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 $124k (21.8% below list).
• Recommended offer: $124k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Marshall County Schools (suburban): math 28% / reading 36% proficiency, ranked #21 of 55 in WV (top 38%) — 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; 6 units permitted in Marshall 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.
• Marshall County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $23k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $159k implies a 231% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,278 (21.8% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 22% 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. 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. 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 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: 0.78% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $72,306
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 S Frazier Ave	0.21mi	4/2.0 (+1)	1,864 (+0%)	16mo	$152,250	$82	69
7 Ruth Ave	0.08mi	3/1.5	1,590 (-14%)	15mo	$60,000	$38	60
918 Frazier Run Rd	0.24mi	4/2.5 (+1)	1,735 (-6%)	14mo	$257,000	$148	58
41 Ridge Ave	0.41mi	3/2.5	1,638 (-12%)	8mo	$64,000	$39	50
312 Roseberry Ln	0.54mi	3/2.0	1,600 (-14%)	3mo	$242,260	$151	48
21 48th St	0.64mi	3/2.0	1,694 (-9%)	12mo	$34,500	$20	44
4327 Jacob St	0.70mi	3/2.0	1,724 (-7%)	18mo	$20,000	$12	38

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-22,831
• Equity at exit: $23,707

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-16,225
• Equity at exit: $13,747

Cash invested: $44,520 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $47

Break-even live

Break-even rent $1,184

Max offer price $159,000

Occupancy floor 91%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $159,000 Active 96 DOM
2. 2026-06-18
   days on market $159,000 Active 95 DOM
3. 2026-06-17
   days on market $159,000 Active 94 DOM
4. 2026-06-16
   days on market $159,000 Active 93 DOM
5. 2026-06-16
   price $159,000 Active 92 DOM
6. 2026-06-15
   days on market $167,500 Active 92 DOM
7. 2026-06-14
   days on market $167,500 Active 90 DOM
8. 2026-06-12
   days on market $167,500 Active 89 DOM
9. 2026-06-09
   days on market $167,500 Active 86 DOM
10. 2026-06-08
    days on market $167,500 Active 85 DOM
11. 2026-06-07
    days on market $167,500 Active 84 DOM
12. 2026-06-02
    days on market $167,500 Active 79 DOM
13. 2026-06-01
    days on market $167,500 Active 78 DOM
14. 2026-05-31
    days on market $167,500 Active 77 DOM
15. 2026-05-30
    days on market $167,500 Active 76 DOM
16. 2026-05-14
    price $167,500
17. 2026-04-14
    price $174,000
18. 2026-03-15
    listed $182,000 Active
19. 2004-06-25
    soldstatus $48,000 301-char remark

    Show marketing remark (301 chars)

    Three bedroom 1 1/2 bath home that has some updates, newer breaker box, windows. Home features hardwood floors and pocket doors and lovely oak trim in the foyer. Laundry area is on the 1st floor. Situates in a nice neighborhood. Bring your customers by to see this home. * * Still show for backups!!!

20. 2004-03-29
    listed $49,500 301-char remark

    Show marketing remark (301 chars)

    Three bedroom 1 1/2 bath home that has some updates, newer breaker box, windows. Home features hardwood floors and pocket doors and lovely oak trim in the foyer. Laundry area is on the 1st floor. Situates in a nice neighborhood. Bring your customers by to see this home. * * Still show for backups!!!

ⓘ 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: $420 · $35/mo
• Projected year-2 tax: $938 · $78/mo
• Expected delta: +$518/yr (+$43/mo · 123.5%)

ⓘ 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 3/10 Moderate 5 d/yr ≥95°F today · 13 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: $14,913
• − Mortgage interest: −$8,906
• − Property taxes: −$420
• − Insurance: −$795
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$4,625
• Taxable loss: −$2,219
• Est. tax savings @ 24.0%: +$533
• After-tax cash flow: $1,094/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: Marshall County Schools
• NCES district ID: 5400750
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $40,289
• Composite: 26.91/100
• National rank: #7086
• State rank: #21 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

• 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 (Marshall County) Hauer SSP2

• Today (2025): 30,387 people
• By 2030: 29,242 · -3.8%
• By 2040: 26,806 · -11.8%
• By 2050: 24,627 · -19.0%
• By 2075: 19,846 · -34.7%
• By 2100: 15,169 · -50.1%

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 · Marshall

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.8%
• 2008→2024 swing: -37.5pp toward R · 2008: -12.6pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+49.6 2016: R+51.0 2012: R+28.6 2008: R+12.6

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

+238.4% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $167,500 WBOR
• 2026-04-14 Price Changed $174,000 WBOR
• 2026-03-15 Listed $182,000 WBOR
• 2004-06-25 Sold (MLS) $48,000 WBOR
• 2004-03-29 Listed $49,500 WBOR

Property tax history

+2.3%/yr

Latest (2025): $420 · +3.7% YoY. Source: county tax records.