1506 21st St · Vienna, WV 26105

$99,000

4 bd · 2.0 ba · 1,666 sqft · SingleFamily public records · 12 Days on market

Built 1937 3.67 ac lot ↓ 27% since listing

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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
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedrooms on the main floor, 2 additional potential bedrooms upstairs. This lot alone is just over 3 acres at the end of a dead-end street in Vienna, WV. This would make a great investment for a rental portfolio or a renovation loan candidate.

Key facts

• Dead-end street
• 3 acres
• 3.67 acre lot

Tags

• 3 ACRES
• DEAD-END STREET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 11.4% vs local median 3.4% in Vienna — 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 75/100 on livability (#30 in WV, #4,078 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, amenities 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: 47 active listings in the ZIP; 124 units permitted in Wood County in 2024 (33 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1937 — 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 D-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. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.19%
• DSCR: 1.81
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $231,574
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1317 19 St	0.17mi	4/3.5	1,800 (+8%)	2mo	$307,000	$171	72
1105 13th Ave	0.61mi	3/2.0 (-1)	1,692 (+2%)	4mo	$300,000	$177	61
1802 28th St	0.32mi	3/2.0 (-1)	1,800 (+8%)	10mo	$360,000	$200	58
1102 14th Ave	0.58mi	4/1.0	1,632 (-2%)	9mo	$182,000	$112	58
6 Ashwood Dr	0.34mi	4/2.5	1,500 (-10%)	9mo	$254,000	$169	58
1100 14th St	0.61mi	3/2.0 (-1)	1,775 (+6%)	2mo	$192,000	$108	54
1005 28th St	0.61mi	3/2.0 (-1)	1,720 (+3%)	8mo	$230,000	$134	54
1201 23rd St	0.36mi	3/2.5 (-1)	1,890 (+13%)	5mo	$200,000	$106	49
1010 18th St	0.43mi	3/1.0 (-1)	1,480 (-11%)	4mo	$147,500	$100	49
1203 13th Ave	0.55mi	3/2.0 (-1)	1,430 (-14%)	11mo	$199,000	$139	36
56 Wyndemere Way	0.74mi	3/2.0 (-1)	1,898 (+14%)	1mo	$425,000	$224	36
702 17th St	0.73mi	3/2.0 (-1)	1,456 (-13%)	10mo	$67,769	$47	32

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: 9.8%
• Equity multiple: 1.39×
• Total profit: $10,710
• Equity at exit: $14,761

10-year hold

• IRR: 18.9%
• Equity multiple: 2.58×
• Total profit: $43,763
• Equity at exit: $8,560

Cash invested: $27,720 (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 26105

• Home prices YoY: -17.5%
• Active inventory: 47
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $420

Break-even live

Break-even rent $816

Max offer price $99,000

Occupancy floor 64%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-04
   status Pending
2. 2026-03-22
   listed $99,000 Active
3. 2021-05-10
   soldstatus $90,000
4. 2011-10-31
   historical
5. 2011-03-28
   listed $100,000
6. 2003-06-30
   soldstatus $66,500
7. 2001-05-08
   soldstatus $135,000

ⓘ 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: $1,008 · $84/mo
• Projected year-2 tax: $1,008 · $84/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 4/10 Moderate 7 d/yr ≥101°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: $16,170
• − Mortgage interest: −$5,546
• − Property taxes: −$1,008
• − Insurance: −$495
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$2,880
• Taxable income: $3,654
• Est. tax owed @ 24.0%: −$877
• After-tax cash flow: $4,164/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 — Vienna

• Score: 75/100
• State rank: #30
• US rank: #4078

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vienna, WV
• Population (ZIP): 12,297

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 2% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -47.43%
• Current HPI: 223.0958
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-26.7% since first listed

7 events — show timeline

• 2026-04-04 Pending — MLSNOW
• 2026-03-22 Listed $99,000 MLSNOW
• 2021-05-10 Sold (Public Records) $90,000 Public Records
• 2011-10-31 Listing Removed — MLSNOW
• 2011-03-28 Listed $100,000 MLSNOW
• 2003-06-30 Sold (Public Records) $66,500 Public Records
• 2001-05-08 Sold (Public Records) $135,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,008 · +5.5% YoY. Source: county tax records.