3504 Hemlock Ave · Parkersburg, WV 26104

$119,900

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 1 Days on market

Built 1948 5,375 sqft 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 +13.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Income-producing duplex opportunity in North Parkersburg on a large corner lot with off-street parking! This multi-unit property offers flexibility for investors or owner-occupants seeking rental income in a convenient location. The lower level is fully remodeled and features an eat-in kitchen, open living/bedroom space, and a NEW full bathroom. The upper unit includes an eat-in kitchen, living room, two bedrooms, and a full bath. Each unit offers a private entrance, adding convenience and functionality. Ideal for long-term rentals, short-term rental opportunities, or an owner-occupied investment property. Conveniently located with easy access to local amenities.

Key facts

• Fully remodeled
• Off street parking
• Large corner lot

Tags

• INCOME PRODUCING DUPLEX
• LARGE CORNER LOT
• OFF STREET PARKING
• FULLY REMODELED
• EAT IN KITCHEN
• PRIVATE ENTRANCE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $1 ($8/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 $96k (19.6% below list).
• Recommended offer: $96k (19.6% below list) — sets the bar for 1% rule.

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: 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 $829 of loan paydown is wiped out by about $4k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $96,360 (19.6% below list)

Questions for the listing agent

1. Built in 1948 — 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. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $71,808
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1318 36th St	0.21mi	2/1.0	742 (+5%)	2mo	$73,645	$99	80
819 33rd St	0.36mi	1/1.0 (-1)	708 (+1%)	19mo	$72,500	$102	61
1404 42nd St	0.41mi	2/1.0	768 (+9%)	18mo	$125,000	$163	51
1007 29th St	0.44mi	2/1.0	775 (+10%)	23mo	$10,500	$14	44

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-19,412
• Equity at exit: $17,877

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-16,958
• Equity at exit: $10,367

Cash invested: $33,572 (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: 10.4×

Monthly cashflow live

• Estimated rent: $964 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $1

Break-even live

Break-even rent $963

Max offer price $119,900

Occupancy floor 95%

Sensitivity live

Price	-10% $69	-5% $35	+0% $1	+5% $-33	+10% $-67
Rent	-10% $-75	-5% $-37	+0% $1	+5% $39	+10% $77
Rate	-1.0pp $61	-0.5pp $31	base $1	+0.5pp $-30	+1.0pp $-62

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: $29,975
• Closing costs: $3,597
• 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	0.65mi

Listing history 4 events

1. 2026-04-19
   status Pending
2. 2026-04-18
   listed $119,900 Active
3. 2011-04-15
   historical
4. 2010-10-15
   listed $49,900

ⓘ 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: $982 · $82/mo
• Projected year-2 tax: $982 · $82/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 3/10 Moderate
• 🌡 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: $11,563
• − Mortgage interest: −$6,716
• − Property taxes: −$982
• − Insurance: −$600
• − Repairs & maintenance: −$925
• − Management: −$925
• − Depreciation: −$3,488
• Taxable loss: −$2,073
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $506/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

+140.3% since first listed

4 events — show timeline

• 2026-04-19 Pending — MLSNOW
• 2026-04-18 Listed $119,900 MLSNOW
• 2011-04-15 Listing Removed — MLSNOW
• 2010-10-15 Listed $49,900 MLSNOW

Property tax history

+10.5%/yr

Latest (2025): $982 · +5.0% YoY. Source: county tax records.