34 Owl Ct · Wheeling, WV 26003

$89,900

3 bd · 1.5 ba · 1,200 sqft · Townhouse public records · 62 Days on market

Built 1969 1,481 sqft lot $75/sqft · 5% below area Est $95k · 5% 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +9.8/15.0
• 1% rule +7.9/10.0
• 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 MLS

Spacious 3-bedroom, 1.5-bath townhome in North Park, just minutes from downtown Wheeling. This well-located home features generous living space, a functional layout, and plenty of natural light throughout. Includes a bonus room in the basement—perfect for a home office, gym, or extra living area. Conveniently close to shopping, dining, and local amenities.

Key facts

• Bonus room
• Natural light
• Close to dining

Tags

• BONUS ROOM
• NATURAL LIGHT
• FUNCTIONAL LAYOUT
• GENEROUS LIVING SPACE
• CLOSE TO SHOPPING
• CLOSE TO DINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $90k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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); 223 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $622 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $90k implies a 73% gain — meaningful room to come down on a strong offer.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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 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?
6. 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?
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: 1.29% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.99%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

• ARV (median comp): $94,750
• List price: $89,900
• Delta: 0.26%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Wren Ct	0.08mi	3/2.0	1,200 (0%)	6mo	$105,000	$88	89
16 Owl Ct	0.04mi	3/1.5	1,240 (+3%)	11mo	$113,000	$91	84
32 Owl Ct	0.00mi	3/1.5	1,200 (0%)	20mo	$55,500	$46	83
48 Eagle Ave	0.07mi	3/1.5	1,262 (+5%)	14mo	$105,000	$83	76
13 Wren Ct	0.05mi	2/1.0 (-1)	1,220 (+2%)	20mo	$89,900	$74	71
103 Northwood Dr	0.14mi	2/3.5 (-1)	1,226 (+2%)	10mo	$133,000	$108	68

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: 8.2%
• Equity multiple: 1.32×
• Total profit: $8,139
• Equity at exit: $13,404

10-year hold

• IRR: 17.5%
• Equity multiple: 2.44×
• Total profit: $36,363
• Equity at exit: $7,773

Cash invested: $25,172 (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: 223
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$48 /mo · $580/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $356

Break-even live

Break-even rent $705

Max offer price $89,900

Occupancy floor 64%

Sensitivity live

Price	-10% $407	-5% $382	+0% $356	+5% $331	+10% $305
Rent	-10% $265	-5% $311	+0% $356	+5% $402	+10% $448
Rate	-1.0pp $402	-0.5pp $379	base $356	+0.5pp $333	+1.0pp $309

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 5th St Wheeling, WV	2.0	1.5	801	$824	$1.03	44d	1	1.02mi
614 N Front St Wheeling, WV	2.0	1.0	1000	$1,500	$1.50	44d	1	1.20mi

Listing history 20 events

1. 2026-06-19
   pricedays on market $89,900 Active 62 DOM
2. 2026-06-18
   days on market $95,000 Active 61 DOM
3. 2026-06-17
   days on market $95,000 Active 60 DOM
4. 2026-06-16
   days on market $95,000 Active 59 DOM
5. 2026-06-15
   days on market $95,000 Active 58 DOM
6. 2026-06-14
   days on market $95,000 Active 56 DOM
7. 2026-06-12
   days on market $95,000 Active 55 DOM
8. 2026-06-09
   days on market $95,000 Active 52 DOM
9. 2026-06-08
   days on market $95,000 Active 51 DOM
10. 2026-06-07
    days on market $95,000 Active 50 DOM
11. 2026-06-05
    days on market $95,000 Active 47 DOM
12. 2026-06-03
    days on market $95,000 Active 46 DOM
13. 2026-06-02
    days on market $95,000 Active 45 DOM
14. 2026-06-01
    days on market $95,000 Active 44 DOM
15. 2026-05-31
    days on market $95,000 Active 43 DOM
16. 2026-05-30
    days on market $95,000 Active 42 DOM
17. 2026-05-09
    price $95,000 364-char remark

    Show marketing remark (364 chars)

    Spacious 3-bedroom, 1.5-bath townhome in North Park, just minutes from downtown Wheeling. This well-located home features generous living space, a functional layout, and plenty of natural light throughout. Includes a bonus room in the basement—perfect for a home office, gym, or extra living area. Conveniently close to shopping, dining, and local amenities.

18. 2026-04-17
    listed $99,000 Active 364-char remark

    Show marketing remark (364 chars)

    Spacious 3-bedroom, 1.5-bath townhome in North Park, just minutes from downtown Wheeling. This well-located home features generous living space, a functional layout, and plenty of natural light throughout. Includes a bonus room in the basement—perfect for a home office, gym, or extra living area. Conveniently close to shopping, dining, and local amenities.

19. 2012-01-05
    soldstatus $52,000 239-char remark

    Show marketing remark (239 chars)

    Charming 3 bedroom, 1.5 bath townhouse in North Park. Neutral decor, newer flooring in kitchen and dining room, updated bathrooms. Wonderful lower level family room. I year AHS home warranty included. * * Realtors see private remarks * *

20. 2011-05-31
    listed $56,500 239-char remark

    Show marketing remark (239 chars)

    Charming 3 bedroom, 1.5 bath townhouse in North Park. Neutral decor, newer flooring in kitchen and dining room, updated bathrooms. Wonderful lower level family room. I year AHS home warranty included. * * Realtors see private remarks * *

ⓘ 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: $580 · $48/mo
• Projected year-2 tax: $580 · $48/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 1/10 Low
• 🌡 Heat 3/10 Moderate 6 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,877
• − Mortgage interest: −$5,036
• − Property taxes: −$580
• − Insurance: −$450
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$2,615
• Taxable income: $2,976
• Est. tax owed @ 24.0%: −$714
• After-tax cash flow: $3,561/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

+68.1% since first listed

4 events — show timeline

• 2026-05-09 Price Changed $95,000 WBOR
• 2026-04-17 Listed $99,000 WBOR
• 2012-01-05 Sold (MLS) $52,000 WBOR
• 2011-05-31 Listed $56,500 WBOR

Property tax history

+1.6%/yr

Latest (2025): $580 · +3.2% YoY. Source: county tax records.