821 32nd St · Parkersburg, WV 26104

$74,900

4 bd · 2.0 ba · 2,048 sqft · SingleFamily public records · 255 Days on market

Built 1905 7,553 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 +3.6/10.0
• 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

House has had updates. Wrap around porch. Nice lot. Elem: Madison Elementary School Elem/Bus: N JrHigh: Van Devender Jr. High School JrHigh/Bus: N High: Parkersburg High High/Bus: N Fire: CIT Police: CTY ; SQFT=Fin L1:1024, Fin L2:1024, Fin Above:2048, Fin Total:2048;GAR= 2 Car Det; PRKG= Off Street, On Street

Key facts

• Front main staircase
• Wide woodwork
• Rear staircase

Tags

• WIDE WOODWORK
• FRONT MAIN STAIRCASE
• REAR STAIRCASE
• HARDWOOD FLOORS
• CONVENIENT LOCATION

Property features AI

Finance

• Financial info: Annual taxes reported (see listing for amount)

Exterior

• Parking: Detached garage with alley access; On-street parking
• Utilities: Public water; Public sewer; Electric power (standard)
• Home design: Two-story vinyl-sided home; Property listed as fixer condition
• Construction: Vinyl siding construction; Built (year source: assessor)
• Exterior features: Covered porch; Back yard with chain link fencing; City lot; Has a view

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Four bedrooms (all on the second level)
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Gas heating
• Interior features: Decorative fireplace; Partial basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: 55 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 $518 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — 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 $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 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 1905 — 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: 1.72% ✓
• Cap rate: 14.75%
• Cash-on-cash: 30.20%
• DSCR: 2.34
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $217,088
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1106 W Virginia Ave	0.36mi	5/3.0 (+1)	2,027 (-1%)	10mo	$242,500	$120	64
909 27th St	0.34mi	3/2.0 (-1)	1,890 (-8%)	6mo	$200,000	$106	62
3217 Bartlett St	0.23mi	4/1.5	1,751 (-14%)	17mo	$104,000	$59	49
1423 32nd St	0.68mi	3/2.0 (-1)	1,860 (-9%)	1mo	$143,000	$77	48
711 Briscoe Rd	0.44mi	3/2.0 (-1)	2,290 (+12%)	15mo	$496,000	$217	42
9 Willowbrook Dr	0.64mi	3/2.0 (-1)	1,894 (-8%)	18mo	$278,700	$147	37
1003 24th St	0.59mi	3/2.0 (-1)	1,792 (-12%)	13mo	$75,000	$42	36

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: 24.8%
• Equity multiple: 2.02×
• Total profit: $21,480
• Equity at exit: $11,168

10-year hold

• IRR: 32.6%
• Equity multiple: 3.96×
• Total profit: $61,994
• Equity at exit: $6,476

Cash invested: $20,972 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$64 /mo · $766/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $528

Break-even live

Break-even rent $618

Max offer price $74,900

Occupancy floor 54%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $74,900 Active 255 DOM
2. 2026-06-18
   days on market $74,900 Active 254 DOM
3. 2026-06-17
   days on market $74,900 Active 253 DOM
4. 2026-06-16
   days on market $74,900 Active 252 DOM
5. 2026-06-15
   days on market $74,900 Active 251 DOM
6. 2026-06-14
   days on market $74,900 Active 249 DOM
7. 2026-06-12
   days on market $74,900 Active 248 DOM
8. 2026-06-09
   days on market $74,900 Active 245 DOM
9. 2026-06-08
   days on market $74,900 Active 244 DOM
10. 2026-06-07
    days on market $74,900 Active 243 DOM
11. 2026-06-05
    days on market $74,900 Active 240 DOM
12. 2026-06-03
    days on market $74,900 Active 239 DOM
13. 2026-06-02
    days on market $74,900 Active 238 DOM
14. 2026-06-01
    days on market $74,900 Active 237 DOM
15. 2026-05-31
    days on market $74,900 Active 236 DOM
16. 2026-05-30
    days on market $74,900 Active 235 DOM
17. 2026-04-01
    price $74,900
18. 2025-10-06
    listed $79,500 Active
19. 2025-09-10
    historical
20. 2025-03-10
    listed $79,500 Active
21. 2007-10-24
    soldstatus $75,000
22. 2007-10-04
    soldstatus $75,000 319-char remark

    Show marketing remark (319 chars)

    House has had updates. Wrap around porch. Nice lot. Elem: Madison Elementary School Elem/Bus: N JrHigh: Van Devender Jr. High School JrHigh/Bus: N High: Parkersburg High High/Bus: N Fire: CIT Police: CTY ; SQFT=Fin L1:1024, Fin L2:1024, Fin Above:2048, Fin Total:2048;GAR= 2 Car Det; PRKG= Off Street, On Street

23. 2007-06-05
    listed $75,000 319-char remark

    Show marketing remark (319 chars)

    House has had updates. Wrap around porch. Nice lot. Elem: Madison Elementary School Elem/Bus: N JrHigh: Van Devender Jr. High School JrHigh/Bus: N High: Parkersburg High High/Bus: N Fire: CIT Police: CTY ; SQFT=Fin L1:1024, Fin L2:1024, Fin Above:2048, Fin Total:2048;GAR= 2 Car Det; PRKG= Off Street, On Street

ⓘ 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: $766 · $64/mo
• Projected year-2 tax: $766 · $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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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: $15,428
• − Mortgage interest: −$4,196
• − Property taxes: −$766
• − Insurance: −$374
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$2,179
• Taxable income: $5,444
• Est. tax owed @ 24.0%: −$1,307
• After-tax cash flow: $5,027/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

-0.1% since first listed

7 events — show timeline

• 2026-04-01 Price Changed $74,900 MLSNOW
• 2025-10-06 Listed $79,500 MLSNOW
• 2025-09-10 Listing Removed — MLSNOW
• 2025-03-10 Listed $79,500 MLSNOW
• 2007-10-24 Sold (Public Records) $75,000 Public Records
• 2007-10-04 Sold (MLS) $75,000 MLSNOW
• 2007-06-05 Listed $75,000 MLSNOW

Property tax history

-1.6%/yr

Latest (2025): $766 · +3.9% YoY. Source: county tax records.