612 Eastlawn Ave · Parkersburg, WV 26101

$139,000

3 bd · 2.0 ba · 1,342 sqft · SingleFamily public records · 64 Days on market

Built 1930 4,499 sqft lot Est $156k · 11% under

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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 +14.8/30.0
• ARV discount +12.3/15.0
• DSCR +4.5/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cute 3 BR 2 Bath home including a welcoming front porch and nice sized detached garage. This home has a newer roof, vinyl siding and HVAC system that is ready and waiting for a new owner make the interior design all theirs. Priced to Sell and is being sold "As is where is" Call agent for all showings.

Key facts

• Newer roof
• Front porch
• Vinyl siding

Tags

• FRONT PORCH
• DETACHED GARAGE
• NEWER ROOF
• VINYL SIDING
• HVAC SYSTEM

Property features AI

Finance

• Financial info: Annual tax shown

Exterior

• Parking: Detached garage (2 car spaces)
• Utilities: Public water; Public sewer
• Home design: Two-story house; Fixer condition
• Construction: Aluminum and vinyl siding; Asphalt/fiberglass roof; Block foundation; Built (year per assessor)
• Exterior features: Partial fencing; Detached garage structure

Interior

• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $38 ($459/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 $113k (18.6% below list).
• Recommended offer: $113k (18.6% 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: 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 $961 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

• It's been on market 64 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $113,188 (18.6% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $155,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 Eastlawn Ave	0.02mi	3/2.0	1,300 (-3%)	8mo	$128,000	$98	87
2207 17th St	0.23mi	3/1.0	1,344 (+0%)	4mo	$137,000	$102	82
2141 16th St	0.16mi	3/1.0	1,276 (-5%)	8mo	$120,000	$94	74
2602 Morningside Ave	0.66mi	3/1.0	1,334 (-1%)	1mo	$150,000	$112	64
1611 15th St	0.49mi	3/1.0	1,288 (-4%)	8mo	$185,000	$144	59
2325 Broad St	0.72mi	3/2.0	1,376 (+2%)	4mo	$189,900	$138	59
1803 18th St	0.37mi	2/1.0 (-1)	1,200 (-11%)	3mo	$120,000	$100	54
1608 15th St	0.52mi	3/1.0	1,232 (-8%)	9mo	$165,000	$134	51
1407 Andrew St	0.56mi	3/1.5	1,468 (+9%)	11mo	$48,500	$33	47
2417 Morningside Ave	0.64mi	2/1.0 (-1)	1,229 (-8%)	0mo	$143,000	$116	47
2311 New York Ave	0.50mi	3/1.0	1,147 (-14%)	5mo	$139,000	$121	44
2512 New York Ave	0.62mi	2/1.0 (-1)	1,140 (-15%)	5mo	$164,000	$144	33

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-20,134
• Equity at exit: $20,725

10-year hold

• IRR: -5.8%
• Equity multiple: 0.63×
• Total profit: $-14,586
• Equity at exit: $12,018

Cash invested: $38,920 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $38

Break-even live

Break-even rent $1,083

Max offer price $139,000

Occupancy floor 92%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $139,000 Active 64 DOM
2. 2026-06-18
   days on market $139,000 Active 63 DOM
3. 2026-06-17
   days on market $139,000 Active 62 DOM
4. 2026-06-16
   days on market $139,000 Active 61 DOM
5. 2026-06-15
   days on market $139,000 Active 60 DOM
6. 2026-06-14
   days on market $139,000 Active 58 DOM
7. 2026-06-12
   days on market $139,000 Active 57 DOM
8. 2026-06-09
   days on market $139,000 Active 54 DOM
9. 2026-06-08
   days on market $139,000 Active 53 DOM
10. 2026-06-07
    days on market $139,000 Active 52 DOM
11. 2026-06-05
    days on market $139,000 Active 49 DOM
12. 2026-06-03
    days on market $139,000 Active 48 DOM
13. 2026-06-02
    days on market $139,000 Active 47 DOM
14. 2026-06-01
    days on market $139,000 Active 46 DOM
15. 2026-05-31
    days on market $139,000 Active 45 DOM
16. 2026-05-30
    days on market $139,000 Active 44 DOM
17. 2026-04-16
    listed $139,000 Active

ⓘ 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: $829 · $69/mo
• Projected year-2 tax: $829 · $69/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: $13,583
• − Mortgage interest: −$7,786
• − Property taxes: −$829
• − Insurance: −$695
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$4,044
• Taxable loss: −$1,944
• Est. tax savings @ 24.0%: +$467
• After-tax cash flow: $926/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

1 event — show timeline

• 2026-04-16 Listed $139,000 MLSNOW

Property tax history

+6.2%/yr

Latest (2025): $829 · +10.1% YoY. Source: county tax records.