120 Carson Ln · Blennerhassett, WV 45742

$159,900

3 bd · 1.0 ba · 1,730 sqft · SingleFamily public records · 203 Days on market

Built 1942 0.78 ac lot $92/sqft · 30% below area Est $203k · 21% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• Appreciation +7.1/10.0
• Schools +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 1942 home with original hardwood floors and lots of storage. This three bedroom, 2 bath house offers a first floor bedroom, 1st floor laundry room, open floor plan, sun room, front deck, enclosed 24' X 16' carport perfect for a workshop, rec room or most any need, side porch with fenced area, detached two car garage and attached carport. The lot size is just over 3/4 acres and the property is conveniently near Route 50 just outside of Belpre. Selling "As Is". Older furnace on 2nd floor does not work. Schedule your viewing appointment right away!

Key facts

• Open floor plan
• Front deck
• Sun room

Tags

• ORIGINAL HARDWOOD FLOORS
• FIRST FLOOR BEDROOM
• 1ST FLOOR LAUNDRY ROOM
• OPEN FLOOR PLAN
• SUN ROOM
• FRONT DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-27 ($-329/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (12.2% below list).
• Recommended offer: $140k (12.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#24 in WV, #3,846 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Belpre City (suburban): math 41% / reading 55% proficiency, ranked #484 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Solid renter incomes; 3 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.2% local appreciation)).
• Washington County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $79k; list at $160k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,453 (12.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 203 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.88% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 9.5

CMA / ARV

• ARV (median comp): $203,056
• List price: $159,900
• Delta: -21.25%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 Hollywood Dr	0.69mi	4/3.0 (+1)	1,938 (+12%)	2mo	$265,000	$137	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.62×
• Total profit: $27,963
• Equity at exit: $82,968

10-year hold

• IRR: 11.9%
• Equity multiple: 3.01×
• Total profit: $89,876
• Equity at exit: $137,235

Cash invested: $44,772 (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 45742

• Home prices YoY: 1.9%
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$232 /mo · $2,782/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-27

Break-even live

Break-even rent $1,439

Max offer price $155,058

Occupancy floor 97%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $159,900 Active 203 DOM
2. 2026-06-18
   days on market $159,900 Active 202 DOM
3. 2026-06-17
   days on market $159,900 Active 201 DOM
4. 2026-06-16
   days on market $159,900 Active 200 DOM
5. 2026-06-15
   days on market $159,900 Active 199 DOM
6. 2026-06-14
   days on market $159,900 Active 197 DOM
7. 2026-06-12
   days on market $159,900 Active 196 DOM
8. 2026-06-09
   days on market $159,900 Active 193 DOM
9. 2026-06-08
   days on market $159,900 Active 192 DOM
10. 2026-06-07
    days on market $159,900 Active 191 DOM
11. 2026-06-02
    days on market $159,900 Active 186 DOM
12. 2026-06-01
    days on market $159,900 Active 185 DOM
13. 2026-05-31
    days on market $159,900 Active 184 DOM
14. 2026-05-30
    days on market $159,900 Active 183 DOM
15. 2026-03-27
    price $159,900 570-char remark

    Show marketing remark (570 chars)

    Charming 1942 home with original hardwood floors and lots of storage. This three bedroom, 2 bath house offers a first floor bedroom, 1st floor laundry room, open floor plan, sun room, front deck, enclosed 24' X 16' carport perfect for a workshop, rec room or most any need, side porch with fenced area, detached two car garage and attached carport. The lot size is just over 3/4 acres and the property is conveniently near Route 50 just outside of Belpre. Selling "As Is". Older furnace on 2nd floor does not work. Schedule your viewing appointment right away!

16. 2025-11-25
    listed $165,000 Active 570-char remark

    Show marketing remark (570 chars)

    Charming 1942 home with original hardwood floors and lots of storage. This three bedroom, 2 bath house offers a first floor bedroom, 1st floor laundry room, open floor plan, sun room, front deck, enclosed 24' X 16' carport perfect for a workshop, rec room or most any need, side porch with fenced area, detached two car garage and attached carport. The lot size is just over 3/4 acres and the property is conveniently near Route 50 just outside of Belpre. Selling "As Is". Older furnace on 2nd floor does not work. Schedule your viewing appointment right away!

17. 2018-05-10
    soldstatus $79,000 999-char remark

    Show marketing remark (999 chars)

    Best deal on the market today! Priced to SELL. Three bedroom one bath home on two lots in a great location near route 7/50 just outside of Belpre. Oak floors in dining room, living room, bedroom down and office. Vinyl floor in Kitchen. Carpet in two upper bedrooms. Lots of storage in this home. Built in bookshelves in bedroom up along with a sofa bed that stays with the home. Built in storage in bedroom on main level. Full basement, 2 forced air gas heating and air conditioning units, one on main floor and one upstairs with separate thermostats. New refrigerator installed in 2015, garage roof replaced in 2012, new Trane furnace and air-conditioning unit installed in 2011 for main floor. Sump pump installed in basement and floor painted in 2011, New deck put on front of house in 2010. new electric hot water tank installed in 2009. Roof on house replaced in 2004. Vinyl siding put on garage in 2002, new front door and basement windows in 2001. New toilet installed February 2018. Home i

18. 2018-03-20
    listed $79,000 999-char remark

    Show marketing remark (999 chars)

    Best deal on the market today! Priced to SELL. Three bedroom one bath home on two lots in a great location near route 7/50 just outside of Belpre. Oak floors in dining room, living room, bedroom down and office. Vinyl floor in Kitchen. Carpet in two upper bedrooms. Lots of storage in this home. Built in bookshelves in bedroom up along with a sofa bed that stays with the home. Built in storage in bedroom on main level. Full basement, 2 forced air gas heating and air conditioning units, one on main floor and one upstairs with separate thermostats. New refrigerator installed in 2015, garage roof replaced in 2012, new Trane furnace and air-conditioning unit installed in 2011 for main floor. Sump pump installed in basement and floor painted in 2011, New deck put on front of house in 2010. new electric hot water tank installed in 2009. Roof on house replaced in 2004. Vinyl siding put on garage in 2002, new front door and basement windows in 2001. New toilet installed February 2018. Home i

19. 2016-12-01
    historical
20. 2016-06-01
    listed $90,000
21. 2015-10-22
    historical
22. 2015-04-22
    listed $109,900

ⓘ 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: $2,782 · $232/mo
• Projected year-2 tax: $2,782 · $232/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,854
• − Mortgage interest: −$8,957
• − Property taxes: −$2,782
• − Insurance: −$800
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$4,652
• Taxable loss: −$3,032
• Est. tax savings @ 24.0%: +$728
• After-tax cash flow: $399/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: Belpre City
• NCES district ID: 3904361
• Math proficiency: 41% ▼ -25.00%
• Reading proficiency: 55% ▼ -11.00%
• Median HH income: $37,537
• Composite: 39.88/100
• National rank: #3860
• State rank: #484 of 656 in OH

Livability — Blennerhassett

• Score: 75/100
• State rank: #24
• US rank: #3846

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington
• Population (ZIP): 3,447
• Household income: $87,986
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 10.7

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,640 people
• By 2030: 58,315 · -2.2%
• By 2040: 55,186 · -7.5%
• By 2050: 52,246 · -12.4%
• By 2075: 45,893 · -23.0%
• By 2100: 38,128 · -36.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3%
• Common ancestry: Lithuanian 3% Serbian 2% Scottish 2%
• Foreign-born: 0%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+43.8) · D 27.7% · R 71.5%
• 2008→2024 swing: +40.2pp toward D · 2008: -83.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+40.8 2016: R+41.6 2012: R+19.4 2008: R+83.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.20%
• Current HPI: 224.0304
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+45.5% since first listed

8 events — show timeline

• 2026-03-27 Price Changed $159,900 MLSNOW
• 2025-11-25 Listed $165,000 MLSNOW
• 2018-05-10 Sold (MLS) $79,000 MLSNOW
• 2018-03-20 Listed $79,000 MLSNOW
• 2016-12-01 Listing Removed — MLSNOW
• 2016-06-01 Listed $90,000 MLSNOW
• 2015-10-22 Listing Removed — MLSNOW
• 2015-04-22 Listed $109,900 MLSNOW

Property tax history

+11.9%/yr

Latest (2025): $2,782 · +78.3% YoY. Source: county tax records.