1717 Gould Ave · Clarksburg, WV 26301

$125,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 7 Days on market

Built 1920 5,445 sqft lot Est $92k · 35% over

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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 +15.8/30.0
• DSCR +4.9/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• 1% rule +3.1/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-Bedroom Home with Fenced Yard Welcome to this well-maintained 2-bedroom, 1-bathroom home nestled on a quiet street. The property features a spacious fenced backyard, perfect for pets, entertaining, or relaxing outdoors. A finished shed adds versatility—ideal for storage, hobbies, or a small workshop. The home has been lovingly cared for and includes a durable metal roof for peace of mind. With new water lines going in the neighborhood, all streets will be paved once project is complete. If you’re looking for a move-in ready home with a great outdoor space, this is one you won’t want to miss!

Key facts

• Metal roof
• Fenced backyard
• Finished shed

Tags

• FENCED BACKYARD
• FINISHED SHED
• METAL ROOF
• NEW WATER LINES
• PAVED STREETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $57 ($689/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (19.4% below list).
• Recommended offer: $101k (19.4% below list) — sets the bar for 1% rule.

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+, employment D-.
• 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.
• Zoned schools: Salem Elementary (math 52% / reading 47%, grade D, #49 of 377 statewide, top 16%, 189 students, 0% FRL); Mountaineer Middle School (math 25% / reading 37%, grade F, #55 of 109 statewide, top 51%, 361 students, 0% FRL); Lincoln High School (math 17% / reading 37%, grade F, #79 of 110 statewide, top 78%, 548 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.6%/yr); 54 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,738 (19.4% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.81% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.97%
• DSCR: 1.09
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $92,352
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1523 N 16th	0.13mi	2/1.0	904 (+9%)	3mo	$85,000	$94	77
1920 Hamill Ave	0.20mi	2/1.0	819 (-2%)	13mo	$138,000	$168	77
1619 Gould	0.07mi	2/1.5	866 (+4%)	19mo	$119,000	$137	72
1201 N 25th St	0.49mi	2/1.0	824 (-1%)	5mo	$109,000	$132	71
1600 Pride	0.12mi	2/1.0	810 (-3%)	23mo	$90,000	$111	71
1217 N 18th St	0.15mi	2/1.0	874 (+5%)	19mo	$90,000	$103	68
1102 N 14th St	0.32mi	2/1.0	800 (-4%)	13mo	$125,000	$156	68
1101 N 15th St	0.31mi	2/1.0	894 (+8%)	10mo	$134,000	$150	65
1823 N 21 St	0.41mi	1/1.0 (-1)	760 (-9%)	1mo	$65,000	$86	61
1533 Hoffman Ave	0.73mi	3/1.0 (+1)	833 (+0%)	5mo	$18,000	$22	57
314 N 7th St	0.69mi	2/1.0	732 (-12%)	13mo	$72,000	$98	37

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-16,025
• Equity at exit: $18,638

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-6,866
• Equity at exit: $10,808

Cash invested: $35,000 (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: 54
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,007 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$31 /mo · $369/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $57

Break-even live

Break-even rent $935

Max offer price $125,000

Occupancy floor 89%

Sensitivity live

Price	-10% $128	-5% $93	+0% $57	+5% $22	+10% $-13
Rent	-10% $-22	-5% $18	+0% $57	+5% $97	+10% $137
Rate	-1.0pp $120	-0.5pp $89	base $57	+0.5pp $25	+1.0pp $-8

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2025-09-23
   status Pending
2. 2025-09-16
   listed $125,000 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: $369 · $31/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: +$368/yr (+$31/mo · 99.7%)

ⓘ 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 5/10 Major 7 d/yr ≥97°F today · 21 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: $12,089
• − Mortgage interest: −$7,002
• − Property taxes: −$369
• − Insurance: −$625
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$3,636
• Taxable loss: −$1,478
• Est. tax savings @ 24.0%: +$355
• After-tax cash flow: $1,044/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

2 events — show timeline

• 2025-09-23 Pending — NCWVREIN
• 2025-09-16 Listed $125,000 NCWVREIN

Property tax history

+6.1%/yr

Latest (2025): $369 · +10.3% YoY. Source: county tax records.