750 Quincy St · Parkersburg, WV 26101

$75,000

2 bd · 1.0 ba · 1,398 sqft · SingleFamily public records · 29 Days on market

Built 1910 2,678 sqft lot Est $145k · 48% 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 +8.4/10.0
• 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

Some work has been done on house, but still needs work. Elem: Jefferson Elementary School Elem/Bus: N JrHigh: Van Devender Jr. High School JrHigh/Bus: N High: Parkersburg High High/Bus: N Fire: CIT Police: CTY ; PRKG= On Street,

Key facts

• 2,678 sq ft lot
• Parking
• Built 1910

Property features AI

Finance

• Financial info: Three rental units (two 2-bedroom units and one 1-bedroom unit); Each listed unit currently rents for $850; Both unit leases expire December 31, 2026; One building on the parcel

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story building; Clapboard exterior
• Construction: Built per public records; Asphalt/fiberglass roof
• Exterior features: Small lot (approximately 0.0615 acres)

Interior

• Bedrooms: Two 2-bedroom units; One 1-bedroom unit
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Updated/remodeled condition; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $75k implies a 782% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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: 1.34% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.37%
• DSCR: 1.86
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $145,392
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
837 Quincy St	0.14mi	3/1.5 (+1)	1,440 (+3%)	2mo	$136,000	$94	80
1006 Jackson Ave	0.29mi	3/1.0 (+1)	1,301 (-7%)	6mo	$134,900	$104	65
607 Hillcrest Ter	0.40mi	3/1.0 (+1)	1,309 (-6%)	2mo	$169,900	$130	65
630 Smithfield St	0.12mi	3/1.5 (+1)	1,544 (+10%)	20mo	$164,000	$106	53
1203 Mary St	0.61mi	2/1.0	1,320 (-6%)	14mo	$69,000	$52	51
1201 Mary St	0.60mi	3/1.0 (+1)	1,309 (-6%)	16mo	$64,000	$49	43

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: 11.3%
• Equity multiple: 1.45×
• Total profit: $9,411
• Equity at exit: $11,183

10-year hold

• IRR: 20.3%
• Equity multiple: 2.71×
• Total profit: $35,898
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,006 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $339

Break-even live

Break-even rent $577

Max offer price $75,000

Occupancy floor 61%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $75,000 Active 29 DOM
2. 2026-06-18
   days on market $75,000 Active 28 DOM
3. 2026-06-17
   days on market $75,000 Active 27 DOM
4. 2026-06-16
   days on market $75,000 Active 26 DOM
5. 2026-06-15
   days on market $75,000 Active 25 DOM
6. 2026-06-14
   days on market $75,000 Active 23 DOM
7. 2026-06-12
   days on market $75,000 Active 22 DOM
8. 2026-06-09
   days on market $75,000 Active 19 DOM
9. 2026-06-08
   days on market $75,000 Active 18 DOM
10. 2026-06-07
    days on market $75,000 Active 17 DOM
11. 2026-06-05
    pricedays on market $75,000 Active 14 DOM
12. 2026-06-03
    days on market $80,000 Active 13 DOM
13. 2026-06-02
    days on market $80,000 Active 12 DOM
14. 2026-06-01
    days on market $80,000 Active 11 DOM
15. 2026-05-31
    days on market $80,000 Active 10 DOM
16. 2026-05-30
    days on market $80,000 Active 9 DOM
17. 2026-05-21
    listed $80,000 Active
18. 2010-12-09
    soldstatus $8,500 236-char remark

    Show marketing remark (236 chars)

    Some work has been done on house, but still needs work. Elem: Jefferson Elementary School Elem/Bus: N JrHigh: Van Devender Jr. High School JrHigh/Bus: N High: Parkersburg High High/Bus: N Fire: CIT Police: CTY ; PRKG= On Street,

19. 2010-11-08
    listed $10,000 236-char remark

    Show marketing remark (236 chars)

    Some work has been done on house, but still needs work. Elem: Jefferson Elementary School Elem/Bus: N JrHigh: Van Devender Jr. High School JrHigh/Bus: N High: Parkersburg High High/Bus: N Fire: CIT Police: CTY ; PRKG= On Street,

20. 2010-11-05
    historical
21. 2009-12-15
    listed $10,000
22. 2007-04-06
    soldstatus $10,000
23. 2006-12-26
    listed $12,000
24. 1999-02-09
    soldstatus $9,000

ⓘ 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: $375 · $31/mo
• Projected year-2 tax: $442 · $37/mo
• Expected delta: +$68/yr (+$6/mo · 18.1%)

ⓘ 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 ≥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: $12,072
• − Mortgage interest: −$4,201
• − Property taxes: −$375
• − Insurance: −$375
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$2,182
• Taxable income: $3,008
• Est. tax owed @ 24.0%: −$722
• After-tax cash flow: $3,345/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

+788.9% since first listed

8 events — show timeline

• 2026-05-21 Listed $80,000 MLSNOW
• 2010-12-09 Sold (MLS) $8,500 MLSNOW
• 2010-11-08 Listed $10,000 MLSNOW
• 2010-11-05 Listing Removed — MLSNOW
• 2009-12-15 Listed $10,000 MLSNOW
• 2007-04-06 Sold (MLS) $10,000 MLSNOW
• 2006-12-26 Listed $12,000 MLSNOW
• 1999-02-09 Sold (Public Records) $9,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $375 · +5.9% YoY. Source: county tax records.