424 Spring Ave · Clarksburg, WV 26301

$139,900

4 bd · 2.0 ba · 2,262 sqft · SingleFamily public records · 11 Days on market

Built 1910 0.61 ac lot Est $244k · 43% 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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom home on full basement and permanent steps up to the attic on one lot that needs work including new heating system because broiler system needs replaced and electrical. 2nd lot includes a garage and a 2 bedroom apartment above. This unit includes a F/A heating system. The 3rd parcel is an extra lot on Spring Street on the right side of home and the 4th parcel is the back yard lot that also fronts on Buckhannon Avenue. If you want to start your rental business, this could be the property for you. The additional 2 lots could provide room for more rental units or home sites. Opportunity is knocking.

Key facts

• Extra lot
• 2 bedroom apartment
• Full basement

Tags

• FULL BASEMENT
• PERMANENT STEPS
• 2 BEDROOM APARTMENT
• EXTRA LOT
• BACK YARD LOT
• ROOM FOR MORE RENTAL UNITS

Property features AI

Finance

• Other: Property sits on approximately 0.61 acres (configured as 35x140 across 4 lots)

Exterior

• Parking: 2-car garage; Off-street and on-street parking
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; 2 stories
• Construction: Frame construction; Shingle roof
• Exterior features: Front porch; Chain link fencing; Level lot

Interior

• Bedrooms: Total of 9 rooms (bedroom breakdown not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: One fireplace; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

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 $131k (6.7% below list).
• Recommended offer: $131k (6.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#11 in WV, #1,521 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime D+, employment D-.
• Harrison County Schools (town): math 29% / reading 43% proficiency, ranked #12 of 55 in WV (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nutter Fort Primary School (560 students, 0% FRL); Washington Irving Middle School (math 19% / reading 38%, grade F, #63 of 109 statewide, top 59%, 540 students, 0% FRL); Robert C Byrd High School (math 22% / reading 52%, grade F, #32 of 110 statewide, top 34%, 765 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.6%/yr); 54 active listings in the ZIP; 84 units permitted in Harrison County in 2024 (5 in 5+ unit buildings).
• This rent runs 31% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Harrison County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,549 (6.7% 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: 0.93% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $244,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Hedge St	0.07mi	3/2.0 (-1)	2,244 (-1%)	11mo	$180,000	$80	81
615 E Main St	0.14mi	4/1.5	2,126 (-6%)	3mo	$215,000	$101	79
410 E Main St	0.28mi	3/2.5 (-1)	2,139 (-5%)	2mo	$355,000	$166	70
241 Clay	0.46mi	5/2.0 (+1)	2,375 (+5%)	1mo	$136,000	$57	64
300 Meigs	0.51mi	4/2.0	2,098 (-7%)	2mo	$199,000	$95	62
512 Stanley Ave	0.25mi	4/1.5	1,949 (-14%)	6mo	$189,000	$97	58
135 Thompson St	0.46mi	4/2.0	2,385 (+5%)	18mo	$283,000	$119	54
95 Cimarron	0.51mi	3/2.5 (-1)	2,106 (-7%)	8mo	$325,000	$154	50
407 E Main	0.27mi	3/2.5 (-1)	2,539 (+12%)	13mo	$249,000	$98	50
124 Mandan Rd	0.52mi	3/2.5 (-1)	1,950 (-14%)	6mo	$215,000	$110	41
409 4th Ave	0.73mi	4/2.5	2,048 (-10%)	10mo	$271,500	$133	40
172 Seneca Dr	0.63mi	3/2.0 (-1)	1,963 (-13%)	11mo	$212,500	$108	34

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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-12,563
• Equity at exit: $20,860

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $4,340
• Equity at exit: $12,096

Cash invested: $39,172 (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 26301

• Home prices YoY: -26.4%
• Rents YoY: 3.6%
• Active inventory: 54
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$93 /mo · $1,117/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $146

Break-even live

Break-even rent $1,120

Max offer price $139,900

Occupancy floor 84%

Sensitivity live

Price	-10% $225	-5% $186	+0% $146	+5% $107	+10% $67
Rent	-10% $43	-5% $95	+0% $146	+5% $198	+10% $249
Rate	-1.0pp $217	-0.5pp $182	base $146	+0.5pp $110	+1.0pp $73

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-22
   days on market $139,900 Active 11 DOM
2. 2026-06-21
   days on market $139,900 Active 10 DOM
3. 2026-06-19
   days on market $139,900 Active 8 DOM
4. 2026-06-18
   days on market $139,900 Active 7 DOM
5. 2026-06-17
   days on market $139,900 Active 6 DOM
6. 2026-06-16
   days on market $139,900 Active 5 DOM
7. 2026-06-15
   days on market $139,900 Active 4 DOM
8. 2026-06-14
   days on market $139,900 Active 2 DOM
9. 2026-06-12
   remarks 612-char remark
10. 2026-06-12
    listed $139,900 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: $1,117 · $93/mo
• Projected year-2 tax: $1,117 · $93/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,666
• − Mortgage interest: −$7,837
• − Property taxes: −$1,117
• − Insurance: −$700
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$4,070
• Taxable loss: −$564
• Est. tax savings @ 24.0%: +$135
• After-tax cash flow: $1,891/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: Harrison County Schools
• NCES district ID: 5400510
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $43,269
• Composite: 30.48/100
• National rank: #6222
• State rank: #12 of 55 in WV

Livability — Clarksburg

• Score: 81/100
• State rank: #11
• US rank: #1521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksburg, WV
• County: Harrison County · 44,316 people
• City population: 28,716
• Metro: Clarksburg, WV
• Population (ZIP): 28,716
• Household income: $49,816
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 765.0

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 67,273 people
• By 2030: 65,963 · -1.9%
• By 2040: 63,033 · -6.3%
• By 2050: 59,999 · -10.8%
• By 2075: 52,524 · -21.9%
• By 2100: 42,654 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+41.0) · D 28.5% · R 69.4% · Other 2.1%
• 2008→2024 swing: -27.6pp toward R · 2008: -13.3pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+37.6 2016: R+39.5 2012: R+23.5 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.70%
• Current HPI: 149.308
• Rent YoY: ▲ 3.62%
• Metro: Clarksburg, WV
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-11 Listed $139,900 NCWVREIN

Property tax history

+3.1%/yr

Latest (2025): $1,117 · +8.5% YoY. Source: county tax records.