512 Jessie St · Clarksburg, WV 26301

$15,900

2 bd · 1.0 ba · 736 sqft · SingleFamily public records · 284 Days on market

Built 1910 ↓ 47% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Clarksburg, 2 bedroom 1 bath home, basement, needs rehab

Key facts

• Listed 283 days

Property features AI

Exterior

• Home design: Residential property
• Construction: Concrete perimeter foundation; Built with wood construction
• Exterior features: Wood and shingle roof

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Hardwood flooring; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $16k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($993 rent vs $16k).
• Recommended offer: $14k (12.0% below list) — sets the bar for market timing.
• Cap rate 57.2% vs local median 6.8% in Clarksburg — 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 81/100 on livability (#11 in WV, #1,521 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime D+, schools F.
• Harrison County Schools (town): math 29% / reading 43% proficiency, ranked #12 of 55 in WV (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.6%/yr); 56 active listings in the ZIP; 84 units permitted in Harrison County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $110 of loan paydown is wiped out by about $477 of value loss. Plan a longer hold.
• Harrison County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($14k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $13,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 284 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 1910 — 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: 6.25% ✓
• Cap rate: 57.24%
• Cash-on-cash: 181.97%
• DSCR: 9.10
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $98,624
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 Austin Ave	0.24mi	2/1.0	748 (+2%)	3mo	$32,500	$43	84
416 Haymond Hwy	0.37mi	2/1.0	732 (-0%)	16mo	$98,000	$134	68
128 Vermont Ave	0.37mi	2/1.0	798 (+8%)	16mo	$120,000	$150	55
213 Point St	0.25mi	3/1.0 (+1)	816 (+11%)	13mo	$104,900	$129	54
132 Oakland Ave	0.63mi	3/1.0 (+1)	768 (+4%)	17mo	$120,000	$156	45
607 S 5th St	0.44mi	2/1.0	824 (+12%)	22mo	$62,000	$75	41

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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.22×
• Total profit: $41,059
• Equity at exit: $2,371

10-year hold

• IRR: —
• Equity multiple: 22.06×
• Total profit: $93,771
• Equity at exit: $1,375

Cash invested: $4,452 (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 26301

• Home prices YoY: -26.4%
• Rents YoY: 3.6%
• Active inventory: 56
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $993 medium
• Mortgage (P&I): −$83
• Tax from tax record: −$20 /mo · $235/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $675

Break-even live

Break-even rent $139

Max offer price $15,900

Occupancy floor 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: $3,975
• Closing costs: $477
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $15,900 Active 284 DOM
2. 2026-06-18
   days on market $15,900 Active 283 DOM
3. 2026-06-17
   days on market $15,900 Active 282 DOM
4. 2026-06-16
   days on market $15,900 Active 281 DOM
5. 2026-06-15
   days on market $15,900 Active 280 DOM
6. 2026-06-14
   days on market $15,900 Active 278 DOM
7. 2026-06-12
   days on market $15,900 Active 277 DOM
8. 2026-06-09
   days on market $15,900 Active 274 DOM
9. 2026-06-08
   days on market $15,900 Active 273 DOM
10. 2026-06-07
    days on market $15,900 Active 272 DOM
11. 2026-06-05
    days on market $15,900 Active 269 DOM
12. 2026-06-03
    days on market $15,900 Active 268 DOM
13. 2026-06-02
    days on market $15,900 Active 267 DOM
14. 2026-06-01
    days on market $15,900 Active 266 DOM
15. 2026-05-31
    days on market $15,900 Active 265 DOM
16. 2026-05-30
    days on market $15,900 Active 264 DOM
17. 2026-04-30
    price $15,900
18. 2026-03-21
    price $16,900
19. 2026-02-13
    price $17,900
20. 2026-01-01
    price $18,900
21. 2025-12-09
    price $19,900
22. 2025-11-10
    price $23,900
23. 2025-09-25
    price $25,900
24. 2025-09-08
    listed $29,900 Active

ⓘ 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: $235 · $20/mo
• Projected year-2 tax: $235 · $20/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,919
• − Mortgage interest: −$891
• − Property taxes: −$235
• − Insurance: −$80
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$463
• Taxable income: $8,345
• Est. tax owed @ 24.0%: −$2,003
• After-tax cash flow: $6,099/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: Harrison County Schools
• NCES district ID: 5400510
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $43,269
• Composite: 30.48/100
• National rank: #6222
• State rank: #12 of 55 in WV

Livability — Clarksburg

• Score: 81/100
• State rank: #11
• US rank: #1521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksburg, WV
• County: Harrison County · 44,316 people
• City population: 28,716
• Metro: Clarksburg, WV
• Population (ZIP): 28,716
• Household income: $49,816
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 765.0

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 67,273 people
• By 2030: 65,963 · -1.9%
• By 2040: 63,033 · -6.3%
• By 2050: 59,999 · -10.8%
• By 2075: 52,524 · -21.9%
• By 2100: 42,654 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+41.0) · D 28.5% · R 69.4% · Other 2.1%
• 2008→2024 swing: -27.6pp toward R · 2008: -13.3pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+37.6 2016: R+39.5 2012: R+23.5 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.70%
• Current HPI: 149.308
• Rent YoY: ▲ 3.62%
• Metro: Clarksburg, WV
• State GDP YoY: —
• F500 in state: 0

Price history

-46.8% since first listed

8 events — show timeline

• 2026-04-30 Price Changed $15,900 GVBOR
• 2026-03-21 Price Changed $16,900 GVBOR
• 2026-02-13 Price Changed $17,900 GVBOR
• 2026-01-01 Price Changed $18,900 GVBOR
• 2025-12-09 Price Changed $19,900 GVBOR
• 2025-11-10 Price Changed $23,900 GVBOR
• 2025-09-25 Price Changed $25,900 GVBOR
• 2025-09-08 Listed $29,900 GVBOR

Property tax history

+20.6%/yr

Latest (2025): $235 · +7.1% YoY. Source: county tax records.