1704 32nd St · Parkersburg, WV 26104

$40,000

2 bd · 1.0 ba · 656 sqft · SingleFamily public records · 26 Days on market

Built 1930 Est $65k · 38% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

property being offered as is fixer upper. would make a good rental. like newer windows vented stove off street parking. no pdf or lead base paint. Elem: Emerson Elementary School Elem/Bus: N JrHigh: Van Devender Jr. High School JrHigh/Bus: N High: Parkersburg High High/Bus: N Fire: CIT Police: CTY ; SQFT=Fin L1:700, Fin Total:700, Unfin Bsmt:500;PRKG= Off Street

Key facts

• Metal roof
• Great location
• Built 1930

Tags

• METAL ROOF
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($961 rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.4% 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: Madison Elementary School (math 52% / reading 52%, grade C-, #39 of 377 statewide, top 12%, 287 students, 0% FRL); Hamilton Middle School (math 33% / reading 45%, grade F, #21 of 109 statewide, top 19%, 432 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.
• Market conditions: 55 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $277 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $13k; list at $40k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $39,400 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.40% ✓
• Cap rate: 20.42%
• Cash-on-cash: 50.44%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $64,944
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1318 36th St	0.43mi	2/1.0	742 (+13%)	2mo	$73,645	$99	57

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: 48.2%
• Equity multiple: 3.10×
• Total profit: $23,522
• Equity at exit: $5,964

10-year hold

• IRR: 53.8%
• Equity multiple: 6.28×
• Total profit: $59,177
• Equity at exit: $3,458

Cash invested: $11,200 (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 26104

• Home prices YoY: -14.8%
• Active inventory: 55
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$62 /mo · $742/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $471

Break-even live

Break-even rent $365

Max offer price $40,000

Occupancy floor 46%

Sensitivity live

Price	-10% $493	-5% $482	+0% $471	+5% $459	+10% $448
Rent	-10% $395	-5% $433	+0% $471	+5% $509	+10% $547
Rate	-1.0pp $491	-0.5pp $481	base $471	+0.5pp $460	+1.0pp $450

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
720 29th St Parkersburg, WV	1.0–2.0	1.0	702	$920	$1.31	45d	1	1.07mi

Listing history 20 events

1. 2026-06-21
   days on market $40,000 Active 26 DOM
2. 2026-06-19
   days on market $40,000 Active 24 DOM
3. 2026-06-18
   days on market $40,000 Active 23 DOM
4. 2026-06-17
   days on market $40,000 Active 22 DOM
5. 2026-06-16
   days on market $40,000 Active 21 DOM
6. 2026-06-15
   days on market $40,000 Active 20 DOM
7. 2026-06-14
   days on market $40,000 Active 18 DOM
8. 2026-06-12
   days on market $40,000 Active 17 DOM
9. 2026-06-09
   days on market $40,000 Active 14 DOM
10. 2026-06-08
    days on market $40,000 Active 13 DOM
11. 2026-06-07
    days on market $40,000 Active 12 DOM
12. 2026-06-05
    days on market $40,000 Active 9 DOM
13. 2026-06-03
    days on market $40,000 Active 8 DOM
14. 2026-06-02
    days on market $40,000 Active 7 DOM
15. 2026-06-01
    days on market $40,000 Active 6 DOM
16. 2026-05-31
    days on market $40,000 Active 5 DOM
17. 2026-05-30
    days on market $40,000 Active 4 DOM
18. 2026-05-26
    listed $40,000 Active
19. 2010-07-20
    soldstatus $13,000 372-char remark

    Show marketing remark (372 chars)

    property being offered as is fixer upper. would make a good rental. like newer windows vented stove off street parking. no pdf or lead base paint. Elem: Emerson Elementary School Elem/Bus: N JrHigh: Van Devender Jr. High School JrHigh/Bus: N High: Parkersburg High High/Bus: N Fire: CIT Police: CTY ; SQFT=Fin L1:700, Fin Total:700, Unfin Bsmt:500;PRKG= Off Street

20. 2010-04-28
    listed $18,500 372-char remark

    Show marketing remark (372 chars)

    property being offered as is fixer upper. would make a good rental. like newer windows vented stove off street parking. no pdf or lead base paint. Elem: Emerson Elementary School Elem/Bus: N JrHigh: Van Devender Jr. High School JrHigh/Bus: N High: Parkersburg High High/Bus: N Fire: CIT Police: CTY ; SQFT=Fin L1:700, Fin Total:700, Unfin Bsmt:500;PRKG= Off Street

ⓘ 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: $742 · $62/mo
• Projected year-2 tax: $742 · $62/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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: $11,529
• − Mortgage interest: −$2,241
• − Property taxes: −$742
• − Insurance: −$200
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$1,164
• Taxable income: $5,338
• Est. tax owed @ 24.0%: −$1,281
• After-tax cash flow: $4,368/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): 16,805
• Household income: $54,331
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 309.0

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 1% Black 1%
• Common ancestry: Slovak 3% Italian 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -35.00%
• Current HPI: 201.3315
• Rent YoY: —
• Metro: Parkersburg-Vienna, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+116.2% since first listed

3 events — show timeline

• 2026-05-26 Listed $40,000 FSBO.com
• 2010-07-20 Sold (MLS) $13,000 MLSNOW
• 2010-04-28 Listed $18,500 MLSNOW

Property tax history

+5.0%/yr

Latest (2025): $742 · +16.9% YoY. Source: county tax records.