135 W Woodland Ave · Clarksburg, WV 26301

$114,900

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 73 Days on market

Built 1930 4,792 sqft lot Est $85k · 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 +19.3/30.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Fresh updates! This home offers a blend of character, fresh updates and is ready for its next chapter. You'll find newer flooring, fresh paint throughout and original trim that adds a touch of classic detail. Built-ins provide both charm and function creating additional storage. This property is a good option for buyers looking to step into homeownership. All measurements and square footage are approximate.

Key facts

• 4,792 sq ft lot
• Community pool
• Built 1930

Property features AI

Finance

• Financial info: Tax amount available (not included per instructions)
• HOA & community: Community amenities include golf, pool, and tennis courts

Exterior

• Parking: On-street parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; One story
• Construction: Aluminum siding, block and frame construction; Shingle roof; Basement: concrete foundation
• Exterior features: Patio; Porch; Sloped lot

Interior

• Kitchen: Dishwasher; Refrigerator; Range
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fans; Window air conditioning units
• Interior features: Dishwasher; Refrigerator; Range; Vinyl flooring; Concrete, unfinished basement; Ceiling fans; Window cooling units; Forced air heating; Natural gas heating
• Laundry & utility: Basement available for utilities/laundry (unfinished)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/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 $110k (4.1% below list).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.

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); Robert C Byrd High School (math 22% / reading 52%, grade F, #32 of 110 statewide, top 34%, 765 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 $794 of loan paydown is wiped out by about $3k 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

• It's been on market 73 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $115k implies a 666% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1930 — 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: 0.96% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $84,840
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
725 Milford St	0.29mi	3/1.0	886 (+6%)	8mo	$57,000	$64	71
328.5 Milford St	0.39mi	2/1.0 (-1)	864 (+3%)	4mo	$65,000	$75	68
226 W Woodland	0.12mi	3/2.0	960 (+14%)	11mo	$135,000	$141	58
211 Liberty	0.46mi	2/1.0 (-1)	768 (-9%)	3mo	$99,000	$129	57
613 Marion St	0.14mi	2/1.0 (-1)	936 (+11%)	18mo	$142,500	$152	55
329 Milford St	0.40mi	2/1.0 (-1)	876 (+4%)	17mo	$88,400	$101	55
309 Ryder Ave	0.10mi	3/1.0	958 (+14%)	24mo	$89,000	$93	52
219 1/2 Fairview Ave	0.63mi	2/1.0 (-1)	720 (-14%)	4mo	$56,500	$78	38
685 Custer	0.74mi	2/1.0 (-1)	725 (-14%)	4mo	$110,000	$152	34

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-9,942
• Equity at exit: $17,132

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $4,460
• Equity at exit: $9,934

Cash invested: $32,172 (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 26301

• Home prices YoY: -26.4%
• Rents YoY: 3.6%
• Active inventory: 54
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,101 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$94 /mo · $1,129/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $126

Break-even live

Break-even rent $942

Max offer price $114,900

Occupancy floor 84%

Sensitivity live

Price	-10% $191	-5% $158	+0% $126	+5% $93	+10% $61
Rent	-10% $39	-5% $82	+0% $126	+5% $169	+10% $213
Rate	-1.0pp $183	-0.5pp $155	base $126	+0.5pp $96	+1.0pp $66

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $114,900 Active 73 DOM
2. 2026-06-21
   days on market $114,900 Active 72 DOM
3. 2026-06-19
   days on market $114,900 Active 70 DOM
4. 2026-06-18
   days on market $114,900 Active 69 DOM
5. 2026-06-17
   days on market $114,900 Active 68 DOM
6. 2026-06-16
   days on market $114,900 Active 67 DOM
7. 2026-06-16
   price $114,900 Active 66 DOM
8. 2026-06-15
   days on market $119,000 Active 66 DOM
9. 2026-06-14
   days on market $119,000 Active 64 DOM
10. 2026-06-12
    days on market $119,000 Active 63 DOM
11. 2026-06-09
    days on market $119,000 Active 60 DOM
12. 2026-06-08
    days on market $119,000 Active 59 DOM
13. 2026-06-07
    days on market $119,000 Active 58 DOM
14. 2026-06-05
    days on market $119,000 Active 55 DOM
15. 2026-06-03
    days on market $119,000 Active 54 DOM
16. 2026-06-02
    days on market $119,000 Active 53 DOM
17. 2026-06-01
    days on market $119,000 Active 52 DOM
18. 2026-05-31
    days on market $119,000 Active 51 DOM
19. 2026-05-30
    days on market $119,000 Active 50 DOM
20. 2026-04-10
    listed $119,000 Active
21. 1997-07-28
    soldstatus $15,000

ⓘ 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: $1,129 · $94/mo
• Projected year-2 tax: $1,129 · $94/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 5/10 Major 7 d/yr ≥98°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: $13,217
• − Mortgage interest: −$6,436
• − Property taxes: −$1,129
• − Insurance: −$574
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$3,343
• Taxable loss: −$380
• Est. tax savings @ 24.0%: +$91
• After-tax cash flow: $1,598/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

+693.3% since first listed

2 events — show timeline

• 2026-04-10 Listed $119,000 NCWVREIN
• 1997-07-28 Sold (Public Records) $15,000 Public Records

Property tax history

+21.2%/yr

Latest (2025): $1,129 · +7.1% YoY. Source: county tax records.