2901 27th St · Parkersburg, WV 26104

$350,000

2 bd · 1.0 ba · 2,420 sqft · MultiFamily public records · 42 Days on market

Built 1935 8,250 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Looking for a great investment opportunity, this seven unit property offers just that. There is a detached single family home with 2 beds one bath with separate utilities. The next unit is a duplex with a 2 bed one bath upstairs unit and a 1 bed 1 bath downstairs unit. On the back side of the property facing McKinley Ave is a four unit building with each being a 1 Bed 1 Bath Apartment. This property is located in a quiet neighborhood near city park. There is ample street parking as well as an off street parking pad. All but one unit are month to month leases. Also listed as Commercial: MLS#5204667.

Key facts

• Four unit building
• Ample street parking
• Near city park

Tags

• DETACHED SINGLE FAMILY HOME
• DUPLEX
• FOUR UNIT BUILDING
• QUIET NEIGHBORHOOD
• NEAR CITY PARK
• AMPLE STREET PARKING

Property features AI

Exterior

• Parking: Off-street parking; Parking pad
• Utilities: Public water; Public sewer
• Home design: Block, vinyl and wood siding construction; Asphalt/fiberglass roof
• Construction: Block foundation; Built (year per public records)
• Exterior features: Chain link fencing

Interior

• Bedrooms: 1 main-level bedroom
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (gas); Window unit cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $350k).
• Recommended offer: $340k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 5.6% in Parkersburg — 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 72/100 on livability (#46 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools F, commute F.
• Wood County Schools (urban): math 38% / reading 48% proficiency, ranked #3 of 55 in WV (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 55 active listings in the ZIP; 124 units permitted in Wood County in 2024 (33 in 5+ unit buildings).
• At $5,913/mo this rent would consume 131% of the median local household income ($54k/yr) (locally 309% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Wood County population projected at -13% 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 $98k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $88k; list at $350k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $339,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1935 — 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 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?
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.69% ✓
• Cap rate: 14.85%
• Cash-on-cash: 30.56%
• DSCR: 2.36
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $159,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2414 Harrison Ave	0.17mi	2/3.0	2,634 (+9%)	17mo	$173,700	$66	55

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.04×
• Total profit: $102,190
• Equity at exit: $52,186

10-year hold

• IRR: 33.0%
• Equity multiple: 3.99×
• Total profit: $293,433
• Equity at exit: $30,262

Cash invested: $98,000 (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 26104

• Home prices YoY: -14.8%
• Active inventory: 55
• Price-to-rent: 32.9×

Monthly cashflow live

• Estimated rent: $5,913 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$194 /mo · $2,329/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,242
• Net cashflow: $2,496

Break-even live

Break-even rent $2,754

Max offer price $350,000

Occupancy floor 53%

Sensitivity live

Price	-10% $2,694	-5% $2,595	+0% $2,496	+5% $2,397	+10% $2,298
Rent	-10% $2,029	-5% $2,262	+0% $2,496	+5% $2,729	+10% $2,963
Rate	-1.0pp $2,672	-0.5pp $2,585	base $2,496	+0.5pp $2,405	+1.0pp $2,313

7-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,776
▸ 5× units	1	1	$4,135
Total (7 units)			$5,913

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $350,000 Active 42 DOM
2. 2026-06-18
   days on market $350,000 Active 41 DOM
3. 2026-06-17
   days on market $350,000 Active 40 DOM
4. 2026-06-16
   days on market $350,000 Active 39 DOM
5. 2026-06-15
   days on market $350,000 Active 38 DOM
6. 2026-06-14
   days on market $350,000 Active 36 DOM
7. 2026-06-12
   days on market $350,000 Active 35 DOM
8. 2026-06-09
   days on market $350,000 Active 32 DOM
9. 2026-06-08
   days on market $350,000 Active 31 DOM
10. 2026-06-07
    days on market $350,000 Active 30 DOM
11. 2026-06-05
    days on market $350,000 Active 27 DOM
12. 2026-06-03
    days on market $350,000 Active 26 DOM
13. 2026-06-02
    days on market $350,000 Active 25 DOM
14. 2026-06-01
    days on market $350,000 Active 24 DOM
15. 2026-05-31
    days on market $350,000 Active 23 DOM
16. 2026-05-30
    days on market $350,000 Active 22 DOM
17. 2026-05-08
    listed $350,000 Active
18. 1994-10-24
    soldstatus $87,500

ⓘ 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: $2,329 · $194/mo
• Projected year-2 tax: $2,329 · $194/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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: $70,956
• − Mortgage interest: −$19,605
• − Property taxes: −$2,329
• − Insurance: −$1,750
• − Repairs & maintenance: −$5,676
• − Management: −$5,676
• − Depreciation: −$10,182
• Taxable income: $25,737
• Est. tax owed @ 24.0%: −$6,177
• After-tax cash flow: $23,774/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: Wood County Schools
• NCES district ID: 5401620
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $42,363
• Composite: 36.22/100
• National rank: #4728
• State rank: #3 of 55 in WV

Livability — Parkersburg

• Score: 72/100
• State rank: #46
• US rank: #5841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parkersburg, WV
• County: Wood County · 44,810 people
• City population: 44,810
• Metro: Parkersburg-Vienna, WV
• Population (ZIP): 16,805
• Household income: $54,331
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 309.0

Population outlook (Wood County) Hauer SSP2

• Today (2025): 84,304 people
• By 2030: 82,420 · -2.2%
• By 2040: 78,133 · -7.3%
• By 2050: 73,639 · -12.7%
• By 2075: 63,093 · -25.2%
• By 2100: 50,461 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 1% Black 1%
• Common ancestry: Slovak 3% Italian 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+43.0) · D 27.6% · R 70.7% · Other 1.6%
• 2008→2024 swing: -14.4pp toward R · 2008: -28.7pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+42.0 2016: R+47.8 2012: R+32.5 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.00%
• Current HPI: 201.3315
• Rent YoY: —
• Metro: Parkersburg-Vienna, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+300.0% since first listed

2 events — show timeline

• 2026-05-08 Listed $350,000 MLSNOW
• 1994-10-24 Sold (Public Records) $87,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,329 · +2.3% YoY. Source: county tax records.