1502 16th St · Parkersburg, WV 26101

$109,000

3 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 15 Days on market

Built 1925 7,548 sqft lot Est $130k · 16% under

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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 +20.6/30.0
• ARV discount +14.8/15.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• 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

Location, location- just 3 blocks from City Park just in time for summer! The 3 bedroom home features a large living room with original fireplace mantel, updated HHVAC, original woodwork, tall ceilings and a beautiful opening to the dining room. There are two bedrooms and a full bath with jacuzzi tub wrapping up the first floor. Upstairs you'll find a bedroom and a bonus room. The front porch is ready for summer evenings, and you have the security of a Generac.

Key facts

• Updated hhvac
• Tall ceilings
• Bonus room

Tags

• ORIGINAL FIREPLACE MANTEL
• UPDATED HHVAC
• ORIGINAL WOODWORK
• TALL CEILINGS
• JACUZZI TUB
• BONUS ROOM

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water supply; Public sewer
• Home design: Single-family property; Approximately 1,075 above-grade finished area; Lot approximately 0.173 acres
• Construction: Asphalt/fiberglass roof; Year built per public records
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Kitchen on the first level (approx. 10' x 11')
• Bedrooms: Two main-level bedrooms (one on the first level, one on the second level); Bedroom sizes: 15' x 15' (second level), 11' x 11' (first level)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/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 $104k (4.9% below list).
• Recommended offer: $104k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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; 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 $754 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $109k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,632 (4.9% below list)

Questions for the listing agent

1. Built in 1925 — 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: 0.95% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $130,075
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1605 Dewey St	0.09mi	3/2.0	1,071 (-0%)	2mo	$59,900	$56	90
1632 Lawrence St	0.27mi	2/1.0 (-1)	1,075 (0%)	11mo	$70,000	$65	73
2209 16th St	0.49mi	3/1.0	1,036 (-4%)	2mo	$130,000	$125	70
1524 20th St	0.37mi	3/1.0	1,128 (+5%)	8mo	$144,000	$128	68
1803 18th St	0.18mi	2/1.0 (-1)	1,200 (+12%)	3mo	$120,000	$100	65
1608 15th St	0.08mi	3/1.0	1,232 (+15%)	9mo	$165,000	$134	65
848 Fairview Ave	0.75mi	3/1.0	1,078 (+0%)	7mo	$132,000	$122	59
2311 New York Ave	0.64mi	3/1.0	1,147 (+7%)	5mo	$139,000	$121	55
1713 26th St	0.72mi	4/1.0 (+1)	1,088 (+1%)	7mo	$107,000	$98	54
1112 Charles St	0.50mi	2/1.5 (-1)	1,019 (-5%)	9mo	$77,000	$76	53
1009 Bidwell St	0.72mi	3/1.0	1,117 (+4%)	9mo	$93,000	$83	52
2512 New York Ave	0.75mi	2/1.0 (-1)	1,140 (+6%)	5mo	$164,000	$144	46

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-8,408
• Equity at exit: $16,252

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $4,502
• Equity at exit: $9,424

Cash invested: $30,520 (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 26101

• Home prices YoY: -27.3%
• Active inventory: 149
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$56 /mo · $670/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $146

Break-even live

Break-even rent $852

Max offer price $109,000

Occupancy floor 81%

Sensitivity live

Price	-10% $208	-5% $177	+0% $146	+5% $115	+10% $84
Rent	-10% $64	-5% $105	+0% $146	+5% $187	+10% $228
Rate	-1.0pp $201	-0.5pp $174	base $146	+0.5pp $118	+1.0pp $89

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: $27,250
• Closing costs: $3,270
• 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	44d	1	1.48mi

Listing history 12 events

1. 2026-06-19
   days on market $109,000 Active 15 DOM
2. 2026-06-18
   days on market $109,000 Active 14 DOM
3. 2026-06-17
   days on market $109,000 Active 13 DOM
4. 2026-06-16
   days on market $109,000 Active 12 DOM
5. 2026-06-15
   days on market $109,000 Active 11 DOM
6. 2026-06-14
   days on market $109,000 Active 9 DOM
7. 2026-06-12
   days on market $109,000 Active 8 DOM
8. 2026-06-09
   days on market $109,000 Active 5 DOM
9. 2026-06-08
   days on market $109,000 Active 4 DOM
10. 2026-06-07
    days on market $109,000 Active 3 DOM
11. 2026-06-05
    remarks 465-char remark
12. 2026-06-05
    listed $109,000 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: $670 · $56/mo
• Projected year-2 tax: $670 · $56/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 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: $12,436
• − Mortgage interest: −$6,106
• − Property taxes: −$670
• − Insurance: −$545
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$3,171
• Taxable loss: −$45
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $1,761/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

+51.4% since first listed

2 events — show timeline

• 2026-06-03 Listed $109,000 MLSNOW
• 2024-04-10 Sold (Public Records) $72,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $670 · +189.9% YoY. Source: county tax records.