97 Sycamore Ave · Wheeling, WV 26003

$99,000

3 bd · 1.5 ba · 1,040 sqft · SingleFamily public records · 47 Days on market

Built 1948 3,920 sqft lot $95/sqft · 20% below area Est $124k · 20% 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors, 3 bedroom, 1 full, 1 half bath home located in Elm Grove is a canvas to bring your ideas to life. Solid bones with potential to transform this property into a profitable flip, rental or residence. Most rooms have been gutted down to the studs. Situated on a corner lot with a fenced in yard and detached 2 car garage. Bring this old gem back to life!

Key facts

• Corner lot
• Fenced in yard
• Detached garage

Tags

• CORNER LOT
• FENCED IN YARD
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence (Cape Cod style); 2 stories
• Construction: Shingle roof
• Exterior features: Front porch; Fenced yard; Level lot; Shed(s)

Interior

• Kitchen: Range; Refrigerator; Gas water heater
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Fireplace (1); Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 rising (+3.0%/yr); 228 active listings in the ZIP; 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 $684 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $99k implies a 539% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.16% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.47%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

• ARV (median comp): $124,403
• List price: $99,000
• Delta: -20.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Sycamore Ave	0.15mi	3/1.0	1,032 (-1%)	10mo	$160,000	$155	82
112 Paxton Ave	0.15mi	2/1.0 (-1)	1,008 (-3%)	3mo	$110,000	$109	79
108 Paxton Ave	0.13mi	2/2.0 (-1)	1,096 (+5%)	6mo	$139,000	$127	73
4 Russell Ave	0.03mi	2/1.0 (-1)	916 (-12%)	1mo	$120,000	$131	71
2225 Marshall Ave, Ave	0.26mi	2/1.5 (-1)	1,078 (+4%)	8mo	$38,500	$36	70
8 Lydia Ln	0.10mi	2/1.0 (-1)	929 (-11%)	8mo	$80,000	$86	64
415 Kruger St	0.15mi	2/1.0 (-1)	896 (-14%)	11mo	$125,000	$140	54
195 East Cove Ave	0.47mi	3/1.0	945 (-9%)	12mo	$144,000	$152	51
55 Fernwood Ave	0.48mi	3/1.0	925 (-11%)	8mo	$150,000	$162	50
49 Chambers Ave	0.35mi	2/2.0 (-1)	1,180 (+14%)	6mo	$106,000	$90	50
182 Idabelle Ave	0.49mi	2/1.5 (-1)	1,179 (+13%)	2mo	$155,000	$131	48
9 Delwood Ave	0.40mi	2/1.0 (-1)	925 (-11%)	12mo	$155,000	$168	46

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.14×
• Total profit: $3,777
• Equity at exit: $14,761

10-year hold

• IRR: 13.1%
• Equity multiple: 2.04×
• Total profit: $28,803
• Equity at exit: $8,560

Cash invested: $27,720 (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 26003

• Home prices YoY: -23.4%
• Rents YoY: 3.0%
• Active inventory: 228
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$34 /mo · $411/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $311

Break-even live

Break-even rent $753

Max offer price $99,000

Occupancy floor 68%

Sensitivity live

Price	-10% $367	-5% $339	+0% $311	+5% $283	+10% $255
Rent	-10% $221	-5% $266	+0% $311	+5% $357	+10% $402
Rate	-1.0pp $361	-0.5pp $336	base $311	+0.5pp $286	+1.0pp $259

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $99,000 Active 47 DOM
2. 2026-06-19
   days on market $99,000 Active 45 DOM
3. 2026-06-18
   days on market $99,000 Active 44 DOM
4. 2026-06-17
   days on market $99,000 Active 43 DOM
5. 2026-06-16
   days on market $99,000 Active 42 DOM
6. 2026-06-15
   days on market $99,000 Active 41 DOM
7. 2026-06-14
   days on market $99,000 Active 39 DOM
8. 2026-06-12
   days on market $99,000 Active 38 DOM
9. 2026-06-09
   days on market $99,000 Active 35 DOM
10. 2026-06-08
    days on market $99,000 Active 34 DOM
11. 2026-06-07
    days on market $99,000 Active 33 DOM
12. 2026-06-05
    days on market $99,000 Active 30 DOM
13. 2026-06-03
    days on market $99,000 Active 29 DOM
14. 2026-06-02
    days on market $99,000 Active 28 DOM
15. 2026-06-01
    days on market $99,000 Active 27 DOM
16. 2026-05-31
    days on market $99,000 Active 26 DOM
17. 2026-05-30
    days on market $99,000 Active 25 DOM
18. 2026-05-05
    listed $99,000 Active 373-char remark
19. 1966-12-31
    soldstatus $15,500

ⓘ 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: $411 · $34/mo
• Projected year-2 tax: $584 · $49/mo
• Expected delta: +$173/yr (+$14/mo · 42.1%)

ⓘ 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 4/10 Moderate 8 d/yr ≥97°F today · 20 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: $13,761
• − Mortgage interest: −$5,546
• − Property taxes: −$411
• − Insurance: −$495
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$2,880
• Taxable income: $2,227
• Est. tax owed @ 24.0%: −$535
• After-tax cash flow: $3,200/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: 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: Ohio County · 39,982 people
• City population: 39,982
• Metro: Wheeling, WV-OH
• Population (ZIP): 39,982
• Household income: $57,703
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1630.0

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: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 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: ▼ -68.09%
• Current HPI: 223.4106
• Rent YoY: ▲ 3.03%
• Metro: Wheeling, WV-OH
• State GDP YoY: —
• F500 in state: 0

Price history

+538.7% since first listed

2 events — show timeline

• 2026-05-05 Listed $99,000 WBOR
• 1966-12-31 Sold (Public Records) $15,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $411 · +7.7% YoY. Source: county tax records.