4021 Jacob St · Wheeling, WV 20003

$119,000

5 bd · 2.0 ba · 5,760 sqft · SingleFamily · 23 Days on market

Built 1924 Poor condition 4,792 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +1.3/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mixed-use investment opportunity in South Wheeling with strong income and conversion potential! This multi-level property features separate entrances and porches for each level, 2 off-street parking spaces, and flexible layout options for investors or owner-occupants. With minimal work, the property could potentially function as 3 separate units, offering excellent versatility for rental income or live/work opportunities. An additional gutted space creates endless possibilities for a storefront, office, storage area, or future studio-style unit. Whether you're looking to expand your portfolio or create a unique income-producing property, this building offers tremendous potential at an afford

Key facts

• 2 unit setup
• First floor laundry
• Bonus space

Tags

• FIRST FLOOR BEDROOM
• FIRST FLOOR LAUNDRY
• SECOND FULL BATH
• ADDITIONAL KITCHEN SPACE
• BONUS SPACE
• 2 UNIT SETUP

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Multi-level home; 2 stories
• Construction: Vinyl siding; Shingle roof; Partial basement
• Exterior features: Porch; Fenced yard; Level lot

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating (electric); Window air conditioning units; Ceiling fans
• Interior features: Dryer; Range; Refrigerator; Washer; Electric water heater; Partial basement; 10 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $119k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 29.2% vs local median 4.3% in Wheeling — 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 69/100 on livability (#74 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Ohio County Schools (urban): math 34% / reading 49% proficiency, ranked #5 of 55 in WV (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-4.9%/yr); 6 active listings in the ZIP; high-income renter base; 2 units permitted in Ohio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Ohio County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $33k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: flood insurance adds $460/mo; built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F 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: 3.29% ✓
• Cap rate: 29.21%
• Cash-on-cash: 81.86%
• DSCR: 4.64
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 60.5%
• Equity multiple: 3.55×
• Total profit: $85,018
• Equity at exit: $17,743

10-year hold

• IRR: 64.0%
• Equity multiple: 6.39×
• Total profit: $179,696
• Equity at exit: $10,289

Cash invested: $33,320 (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 20003

• Rents YoY: -4.9%
• Active inventory: 6
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $3,918 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$823
• Net cashflow: $1,813

Break-even live

Break-even rent $1,624

Max offer price $119,000

Occupancy floor 49%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $119,000 Active 23 DOM
2. 2026-06-18
   days on market $119,000 Active 22 DOM
3. 2026-06-17
   days on market $119,000 Active 21 DOM
4. 2026-06-16
   days on market $119,000 Active 20 DOM
5. 2026-06-15
   days on market $119,000 Active 19 DOM
6. 2026-06-14
   days on market $119,000 Active 17 DOM
7. 2026-06-12
   days on market $119,000 Active 16 DOM
8. 2026-06-09
   days on market $119,000 Active 13 DOM
9. 2026-06-08
   days on market $119,000 Active 12 DOM
10. 2026-06-07
    days on market $119,000 Active 11 DOM
11. 2026-06-05
    days on market $119,000 Active 8 DOM
12. 2026-06-03
    days on market $119,000 Active 7 DOM
13. 2026-06-02
    days on market $119,000 Active 6 DOM
14. 2026-06-01
    days on market $119,000 Active 5 DOM
15. 2026-05-31
    days on market $119,000 Active 4 DOM
16. 2026-05-30
    days on market $119,000 Active 3 DOM
17. 2026-05-27
    listed $119,000 Active

    Show marketing remark (700 chars)

    Mixed-use investment opportunity in South Wheeling with strong income and conversion potential! This multi-level property features separate entrances and porches for each level, 2 off-street parking spaces, and flexible layout options for investors or owner-occupants. With minimal work, the property could potentially function as 3 separate units, offering excellent versatility for rental income or live/work opportunities. An additional gutted space creates endless possibilities for a storefront, office, storage area, or future studio-style unit. Whether you're looking to expand your portfolio or create a unique income-producing property, this building offers tremendous potential at an afford

18. 2026-05-27
    listed $119,000 Active 700-char remark

    Show marketing remark (700 chars)

    Mixed-use investment opportunity in South Wheeling with strong income and conversion potential! This multi-level property features separate entrances and porches for each level, 2 off-street parking spaces, and flexible layout options for investors or owner-occupants. With minimal work, the property could potentially function as 3 separate units, offering excellent versatility for rental income or live/work opportunities. An additional gutted space creates endless possibilities for a storefront, office, storage area, or future studio-style unit. Whether you're looking to expand your portfolio or create a unique income-producing property, this building offers tremendous potential at an afford

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,018
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$6,120
• − Repairs & maintenance: −$3,761
• − Management: −$3,761
• − Depreciation: −$3,462
• Taxable income: $21,462
• Est. tax owed @ 24.0%: −$5,151
• After-tax cash flow: $16,600/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.

Condition & rehab AI · 6 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs to bring it up to a livable condition. Significant updates are needed to improve its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major bathroom fixtures — visible wear and tear
• Major roof — visible damage and wear
• Major exterior siding — damaged and weathered
• Major flooring — visible wear and tear
• Major interior walls/paint — chipped and worn
• Major windows — visible damage and wear
• Major HVAC/mechanicals — visible wear and tear
• Major landscaping — overgrown and unkempt

Value-add opportunities

• Both exterior siding replacement — enhances curb appeal and value
• Both HVAC system upgrade — improves comfort and energy efficiency
• Both kitchen and bathroom updates — modernizes spaces and increases value
• Both landscaping and curb appeal improvements — enhances overall property appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
bathroom fixtures · visible wear and tear	Major	$15,000–50,000
roof · visible damage and wear	Major	$15,000–50,000
exterior siding · damaged and weathered	Major	$15,000–50,000
flooring · visible wear and tear	Major	$15,000–50,000
interior walls/paint · chipped and worn	Major	$15,000–50,000
windows · visible damage and wear	Major	$15,000–50,000
HVAC/mechanicals · visible wear and tear	Major	$15,000–50,000
landscaping · overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both exterior siding replacement — enhances curb appeal and value ↑
• Both HVAC system upgrade — improves comfort and energy efficiency ↑
• Both kitchen and bathroom updates — modernizes spaces and increases value ↑
• Both landscaping and curb appeal improvements — enhances overall property appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ohio County Schools
• NCES district ID: 5401050
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $41,572
• Composite: 34.88/100
• National rank: #5085
• State rank: #5 of 55 in WV

Livability — Wheeling

• Score: 69/100
• State rank: #74
• US rank: #8950

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wheeling, WV
• County: District of Columbia
• City population: 39,982
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 37,482
• Household income: $159,846
• Rent vs Own: 63.0% rent · 37.0% own
• Severe rent burden: 1469.0

Population outlook (Ohio County) Hauer SSP2

• Today (2025): 40,604 people
• By 2030: 39,150 · -3.6%
• By 2040: 36,039 · -11.2%
• By 2050: 33,582 · -17.3%
• By 2075: 28,662 · -29.4%
• By 2100: 22,963 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Black 23% Hispanic / Latino 6% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 4% Slovak 3% Italian 3%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Ohio

• 2024 margin: Strong R (+26.0) · D 36.0% · R 62.0% · Other 2.0%
• 2008→2024 swing: -15.3pp toward R · 2008: -10.8pp · 2024: -26.0pp
• All cycles: 2024: R+26.0 2020: R+25.8 2016: R+31.6 2012: R+22.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -783.88%
• Current HPI: 362.7496
• Rent YoY: ▼ -4.88%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $119,000 WBOR
• 2026-05-27 Listed $119,000 WBOR