503 Maple St · Parkersburg, WV 26101

$92,900

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 209 Days on market

Built 1930 3,598 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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +3.9/10.0
• 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

Look at me. I'm getting a spring face lift. This charming two-bedroom, one-bath cottage has so much to offer. Covered front and back porches invite you to sit outside and enjoy the season. The home features a semi-open floor plan. Kitchen has been recently updated with beautiful wooden cabinetry featuring soft closing drawers and cabinets. Refrigerator and stove are newer and included with the home. Electric logs give the living room a cozy feel. Updated bathroom offers a deep soaking tub. Bedrooms have nice size closets. Unfinished walkout basement offers the opportunity to add living space. York furnace and air conditioner were replaced within the last few years. Seller is offering a roof

Key facts

• Semi-open floor plan
• Updated bathroom
• Deep soaking tub

Tags

• COVERED FRONT AND BACK PORCHES
• SEMI-OPEN FLOOR PLAN
• NEWER REFRIGERATOR AND STOVE
• UPDATED BATHROOM
• DEEP SOAKING TUB
• UNFINISHED WALKOUT BASEMENT

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Vinyl siding; Composition roof
• Construction: Built (year sourced from assessor); Vinyl siding construction; Concrete basement with interior entry, unfinished, walk-out access, and sump pump
• Exterior features: Awning(s); Rear covered porch; Front porch; Chain link fencing around back yard

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (gas); Central air conditioning; Ceiling fan(s) for additional cooling
• Interior features: Insulated windows; Ceiling fan(s); Primary bedroom on the main level; Decorative electric fireplace in the living room (1 fireplace)
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/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 $83k (11.0% below list).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 $642 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 209 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $93k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.89% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $48,384
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 Dickel Ave	0.28mi	2/1.0	816 (+6%)	9mo	$85,000	$104	69
616 Putnam St	0.25mi	3/1.0 (+1)	874 (+14%)	2mo	$30,000	$34	58
916 Maple St	0.38mi	2/1.0	864 (+12%)	4mo	$54,000	$63	58

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-8,072
• Equity at exit: $13,852

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $1,828
• Equity at exit: $8,032

Cash invested: $26,012 (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: 9.4×

Monthly cashflow live

• Estimated rent: $827 medium
• Mortgage (P&I): −$487
• Tax from tax record: −$17 /mo · $206/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $110

Break-even live

Break-even rent $687

Max offer price $92,900

Occupancy floor 82%

Sensitivity live

Price	-10% $163	-5% $137	+0% $110	+5% $84	+10% $58
Rent	-10% $45	-5% $78	+0% $110	+5% $143	+10% $176
Rate	-1.0pp $157	-0.5pp $134	base $110	+0.5pp $86	+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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-12
   statusdays on market $92,900 Pending 209 DOM
2. 2026-06-09
   days on market $92,900 Contingent 207 DOM
3. 2026-06-08
   days on market $92,900 Contingent 206 DOM
4. 2026-06-07
   days on market $92,900 Contingent 205 DOM
5. 2026-06-05
   days on market $92,900 Contingent 202 DOM
6. 2026-06-03
   days on market $92,900 Contingent 201 DOM
7. 2026-06-02
   days on market $92,900 Contingent 200 DOM
8. 2026-06-01
   days on market $92,900 Contingent 199 DOM
9. 2026-05-31
   days on market $92,900 Contingent 198 DOM
10. 2026-05-30
    days on market $92,900 Contingent 197 DOM
11. 2026-04-08
    historical Contingent
12. 2026-03-06
    status Active
13. 2026-02-11
    historical Contingent
14. 2026-02-04
    price $92,900
15. 2025-12-09
    price $94,900
16. 2025-11-14
    listed $99,900 Active
17. 2003-03-18
    soldstatus $26,000
18. 2001-05-04
    soldstatus $25,000

ⓘ 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: $206 · $17/mo
• Projected year-2 tax: $548 · $46/mo
• Expected delta: +$342/yr (+$29/mo · 166.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $9,925
• − Mortgage interest: −$5,204
• − Property taxes: −$206
• − Insurance: −$464
• − Repairs & maintenance: −$794
• − Management: −$794
• − Depreciation: −$2,703
• Taxable loss: −$239
• Est. tax savings @ 24.0%: +$57
• After-tax cash flow: $1,382/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

+271.6% since first listed

8 events — show timeline

• 2026-04-08 Contingent — MLSNOW
• 2026-03-06 Relisted — MLSNOW
• 2026-02-11 Contingent — MLSNOW
• 2026-02-04 Price Changed $92,900 MLSNOW
• 2025-12-09 Price Changed $94,900 MLSNOW
• 2025-11-14 Listed $99,900 MLSNOW
• 2003-03-18 Sold (Public Records) $26,000 Public Records
• 2001-05-04 Sold (Public Records) $25,000 Public Records

Property tax history

-9.9%/yr

Latest (2025): $206 · +19.4% YoY. Source: county tax records.