1506 Avery St · Parkersburg, WV 26101

$120,000

3 bd · 2.0 ba · 2,004 sqft · SingleFamily public records · 73 Days on market

Built 1895 2,909 sqft lot Est $146k · 18% under

---

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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.6/10.0
• 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 MLS

Great investment opportunity! Many updates have been done including electrical, plumbing, framing, floor repairs, painting, roof repairs, appliances, window glass replacement and so much more. 1st floor 1 bed and 1 bath $735 mo. , 2nd floor 2 bedroom and1 bath $660 mo. Conveniently located to downtown. Alley access with parking and on street parking. Tenants pay Gas and Electric, Owner pays water and trash. Both units are rented on month to month basis.

Key facts

• 2,909 sq ft lot
• Parking
• Built 1895

Property features AI

Finance

• Financial info: Not provided

Exterior

• Parking: Carport (1 space); Driveway parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story building
• Construction: Wood siding; Asphalt/fiberglass roof; Built structure includes 1 building
• Exterior features: Privacy wood fencing; City lot that is flat and level

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Two 2-bedroom units
• Bathrooms: Each unit has 1 full bathroom; Additional: 2 full bathrooms reported (total building)
• Heating & cooling: Forced air heating (gas); Window cooling units
• Interior features: Full unfinished basement
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $90 ($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 $115k (4.0% below list).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.6% in Parkersburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $830 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 73 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1895 — 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1895 — 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. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $146,292
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1603 Avery St	0.04mi	3/1.5	1,991 (-1%)	6mo	$179,000	$90	90
1318 Avery St	0.13mi	4/2.0 (+1)	2,044 (+2%)	4mo	$135,000	$66	82
1614 Lynn St	0.31mi	3/2.0	2,044 (+2%)	8mo	$40,000	$20	75
1702 Spring St	0.11mi	3/1.0	1,810 (-10%)	2mo	$35,000	$19	73
1234 20th St	0.45mi	3/2.5	2,046 (+2%)	2mo	$216,000	$106	72
1709 Oak St	0.51mi	3/2.0	1,910 (-5%)	7mo	$135,000	$71	63
2305 Oak St	0.68mi	3/1.5	2,072 (+3%)	2mo	$90,000	$43	59
1806 Covert St	0.23mi	4/1.5 (+1)	1,774 (-12%)	8mo	$130,000	$73	57
1124 Smithfield St	0.38mi	3/2.0	1,764 (-12%)	8mo	$174,500	$99	56
1307 Plum St	0.65mi	3/1.5	2,222 (+11%)	3mo	$225,000	$101	47
1231 22nd St	0.53mi	4/1.5 (+1)	1,776 (-11%)	4mo	$107,000	$60	46
1518 Washington Ave	0.66mi	3/3.0	2,191 (+9%)	7mo	$280,000	$128	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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-13,696
• Equity at exit: $17,892

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-4,490
• Equity at exit: $10,375

Cash invested: $33,600 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$141 /mo · $1,688/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $90

Break-even live

Break-even rent $1,038

Max offer price $120,000

Occupancy floor 87%

Sensitivity live

Price	-10% $158	-5% $124	+0% $90	+5% $56	+10% $22
Rent	-10% $-1	-5% $45	+0% $90	+5% $136	+10% $181
Rate	-1.0pp $151	-0.5pp $121	base $90	+0.5pp $59	+1.0pp $27

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-14
   days on market $120,000 Active 73 DOM
2. 2026-06-12
   days on market $120,000 Active 72 DOM
3. 2026-06-09
   days on market $120,000 Active 69 DOM
4. 2026-06-08
   days on market $120,000 Active 68 DOM
5. 2026-06-07
   days on market $120,000 Active 67 DOM
6. 2026-06-05
   days on market $120,000 Active 64 DOM
7. 2026-06-03
   days on market $120,000 Active 63 DOM
8. 2026-06-03
   price $120,000 Active 62 DOM
9. 2026-06-02
   days on market $130,000 Active 62 DOM
10. 2026-06-01
    days on market $130,000 Active 61 DOM
11. 2026-05-31
    days on market $130,000 Active 60 DOM
12. 2026-05-30
    days on market $130,000 Active 59 DOM
13. 2026-05-04
    price $130,000
14. 2026-04-01
    listed $145,000 Active
15. 2024-05-15
    soldstatus $92,000
16. 2024-05-14
    listed Contingent 463-char remark

    Show marketing remark (463 chars)

    Great investment opportunity! Many updates have been done including electrical, plumbing, framing, floor repairs, painting, roof repairs, appliances, window glass replacement and so much more. 1st floor 1 bed and 1 bath $735 mo. , 2nd floor 2 bedroom and1 bath $660 mo. Conveniently located to downtown. Alley access with parking and on street parking. Tenants pay Gas and Electric, Owner pays water and trash. Both units are rented on month to month basis.

17. 2024-05-13
    soldstatus $92,000 Closed 463-char remark

    Show marketing remark (463 chars)

    Great investment opportunity! Many updates have been done including electrical, plumbing, framing, floor repairs, painting, roof repairs, appliances, window glass replacement and so much more. 1st floor 1 bed and 1 bath $735 mo. , 2nd floor 2 bedroom and1 bath $660 mo. Conveniently located to downtown. Alley access with parking and on street parking. Tenants pay Gas and Electric, Owner pays water and trash. Both units are rented on month to month basis.

18. 2023-12-29
    historical $675
19. 2023-12-15
    listed $675
20. 2023-09-12
    listed $99,999 463-char remark

    Show marketing remark (463 chars)

    Great investment opportunity! Many updates have been done including electrical, plumbing, framing, floor repairs, painting, roof repairs, appliances, window glass replacement and so much more. 1st floor 1 bed and 1 bath $735 mo. , 2nd floor 2 bedroom and1 bath $660 mo. Conveniently located to downtown. Alley access with parking and on street parking. Tenants pay Gas and Electric, Owner pays water and trash. Both units are rented on month to month basis.

21. 1991-07-16
    soldstatus $28,900

ⓘ 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: $1,688 · $141/mo
• Projected year-2 tax: $1,688 · $141/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 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: $13,824
• − Mortgage interest: −$6,722
• − Property taxes: −$1,688
• − Insurance: −$600
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$3,491
• Taxable loss: −$889
• Est. tax savings @ 24.0%: +$213
• After-tax cash flow: $1,294/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

+349.8% since first listed

9 events — show timeline

• 2026-05-04 Price Changed $130,000 MLSNOW
• 2026-04-01 Listed $145,000 MLSNOW
• 2024-05-15 Sold (Public Records) $92,000 Public Records
• 2024-05-14 Listed — MLSNOW
• 2024-05-13 Sold (MLS) $92,000 MLSNOW
• 2023-12-29 Rental Removed $675 APPFOLIO
• 2023-12-15 Listed for Rent $675 APPFOLIO
• 2023-09-12 Listed $99,999 MLSNOW
• 1991-07-16 Sold (Public Records) $28,900 Public Records

Property tax history

+11.1%/yr

Latest (2025): $1,688 · +105.3% YoY. Source: county tax records.