3103 Custer St · Parkersburg, WV 26104

$94,900

2 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 26 Days on market

Built 1932 3,485 sqft lot Est $151k · 37% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.1/10.0
• 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

This 2br 1ba home is conveniently located in Parkersburg and features a level yard, enclosed front porch and basement! Detached garage!

Key facts

• Level yard
• Enclosed front porch
• Detached garage

Tags

• LEVEL YARD
• ENCLOSED FRONT PORCH
• DETACHED GARAGE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story ranch-style home; Residential property
• Construction: Frame construction
• Exterior features: Composition shingle roof

Interior

• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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+, commute F, employment 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.
• Zoned schools: Madison Elementary School (math 52% / reading 52%, grade C-, #39 of 377 statewide, top 12%, 287 students, 0% FRL); Van Devender Middle School (math 16% / reading 24%, grade F, #104 of 109 statewide, top 96%, 311 students, 0% FRL); Parkersburg High School (math 25% / reading 49%, grade F, #32 of 110 statewide, top 34%, 1,651 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $656 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 26 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $63k; list at $95k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $93,476 (1.5% below list)

Questions for the listing agent

1. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.11% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.25%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $151,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3303 Hemlock St	0.23mi	2/1.0	1,152 (+1%)	9mo	$161,500	$140	80
3619 Liberty St	0.59mi	2/1.0	1,125 (-2%)	2mo	$140,000	$124	68
1007 25th St	0.52mi	3/1.0 (+1)	1,150 (+0%)	9mo	$129,500	$113	62
1320 41st St	0.52mi	3/1.0 (+1)	1,060 (-7%)	3mo	$155,500	$147	56
3306 Broad St	0.49mi	3/2.0 (+1)	1,120 (-2%)	11mo	$242,000	$216	55
2617 Liberty St	0.47mi	2/1.5	1,253 (+10%)	8mo	$166,000	$132	53
1010 31st St	0.26mi	3/2.0 (+1)	1,242 (+9%)	14mo	$175,500	$141	53
2608 Liberty St	0.50mi	3/1.5 (+1)	1,248 (+9%)	3mo	$127,000	$102	52
819 32nd St	0.51mi	3/1.5 (+1)	1,254 (+10%)	3mo	$146,500	$117	51
1200 40th St	0.48mi	3/2.5 (+1)	1,264 (+10%)	9mo	$163,999	$130	42
908 33rd St	0.44mi	3/2.0 (+1)	1,296 (+13%)	15mo	$113,300	$87	36
1915 35th St	0.64mi	3/2.5 (+1)	1,288 (+13%)	14mo	$205,000	$159	26

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-4,445
• Equity at exit: $14,150

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $10,252
• Equity at exit: $8,205

Cash invested: $26,572 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$40
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $171

Break-even live

Break-even rent $832

Max offer price $94,900

Occupancy floor 79%

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: $23,725
• Closing costs: $2,847
• 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	43d	1	0.67mi

Listing history 12 events

1. 2026-06-19
   days on market $94,900 Active 26 DOM
2. 2026-06-18
   days on market $94,900 Active 25 DOM
3. 2026-06-17
   days on market $94,900 Active 24 DOM
4. 2026-06-16
   days on market $94,900 Active 23 DOM
5. 2026-06-15
   days on market $94,900 Active 22 DOM
6. 2026-06-14
   days on market $94,900 Active 20 DOM
7. 2026-06-12
   days on market $94,900 Active 19 DOM
8. 2026-06-09
   days on market $94,900 Active 16 DOM
9. 2026-06-09
   status $94,900 Active 15 DOM
10. 2026-05-22
    status Pending
11. 2026-05-07
    listed $94,900 Active
12. 2021-01-13
    soldstatus $63,000

ⓘ 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: $773 · $64/mo
• Projected year-2 tax: $773 · $64/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 8/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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: $12,586
• − Mortgage interest: −$5,316
• − Property taxes: −$773
• − Insurance: −$1,141
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$2,761
• Taxable income: $581
• Est. tax owed @ 24.0%: −$140
• After-tax cash flow: $1,917/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

+50.6% since first listed

3 events — show timeline

• 2026-05-22 Pending — KVBOR
• 2026-05-07 Listed $94,900 KVBOR
• 2021-01-13 Sold (Public Records) $63,000 Public Records

Property tax history

+29.2%/yr

Latest (2025): $773 · +6.5% YoY. Source: county tax records.