4300 7th Ave · Vienna, WV 26105

$79,900

2 bd · 2.0 ba · 1,078 sqft · SingleFamily public records · 44 Days on market

Built 1930 5,170 sqft lot Est $150k · 47% 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).

• Cash flow +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.0/10.0
• 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 MLS

Very nice 3 bedroom, 2 bath vinyl sided house located near Vienna School, this house has recently been updated with new carpet & tile, freshly painted and much more! Elem: Vienna Elementary School Elem/Bus: N JrHigh: Jackson Jr. High School JrHigh/Bus: N High: Parkersburg High High/Bus: N Fire: VOL Police: CTY PossFreeGas: N ; SQFT=Fin L1:1140, Fin Above:1140, Fin Total:1140, Unfin Bsmt:400, Unfin Above:400;PRKG= Off Street

Key facts

• 5,170 sq ft lot
• Parking
• Built 1930

Property features AI

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Above-grade finished living area approximately 1,078 (assessor)
• Construction: Stone and vinyl siding exterior; Asphalt roof; Built as recorded by assessor
• Exterior features: Covered front porch; Back-yard fencing

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced-air gas heating; Ceiling fans for cooling
• Interior features: Full unfinished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 1 comparable units currently listed for rent nearby; 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 $552 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1930 — 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 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.97%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $149,842
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4105 7th Ave	0.08mi	3/1.0 (+1)	989 (-8%)	1mo	$115,000	$116	73
801 38th St	0.27mi	3/1.0 (+1)	1,134 (+5%)	3mo	$130,000	$115	67
3305 4th Ave	0.52mi	2/1.5	1,047 (-3%)	4mo	$140,000	$134	65
508 42nd St	0.11mi	3/1.5 (+1)	1,120 (+4%)	19mo	$145,600	$130	65
3501 10th Ave	0.44mi	2/1.0	1,092 (+1%)	11mo	$58,000	$53	64
1012 39th St	0.34mi	3/1.0 (+1)	1,020 (-5%)	6mo	$120,000	$118	61
4303 Sandalwood Pl	0.08mi	3/3.0 (+1)	1,180 (+10%)	14mo	$271,000	$230	60
304 39th St	0.36mi	3/1.5 (+1)	1,120 (+4%)	15mo	$190,000	$170	57
3509 11th Ave	0.48mi	3/1.0 (+1)	1,112 (+3%)	10mo	$175,000	$157	55
810 34th St	0.46mi	1/2.5 (-1)	996 (-8%)	9mo	$165,000	$166	52
1004 32nd St	0.58mi	3/2.0 (+1)	1,176 (+9%)	11mo	$163,000	$139	43
700 32nd St	0.55mi	3/1.0 (+1)	1,188 (+10%)	10mo	$165,000	$139	40

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-5,864
• Equity at exit: $11,913

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $3,994
• Equity at exit: $6,908

Cash invested: $22,372 (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: 8.3×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $111

Break-even live

Break-even rent $659

Max offer price $79,900

Occupancy floor 81%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5308 2nd Ave Vienna, WV	2.0	1.0	980	$800	$0.82	43d	1	0.74mi

Listing history 22 events

1. 2026-06-19
   days on market $79,900 Active 44 DOM
2. 2026-06-18
   days on market $79,900 Active 43 DOM
3. 2026-06-17
   days on market $79,900 Active 42 DOM
4. 2026-06-16
   days on market $79,900 Active 41 DOM
5. 2026-06-15
   days on market $79,900 Active 40 DOM
6. 2026-06-14
   days on market $79,900 Active 38 DOM
7. 2026-06-13
   price $79,900 Active 37 DOM
8. 2026-06-12
   days on market $89,900 Active 37 DOM
9. 2026-06-09
   days on market $89,900 Active 34 DOM
10. 2026-06-08
    days on market $89,900 Active 33 DOM
11. 2026-06-07
    days on market $89,900 Active 32 DOM
12. 2026-06-05
    days on market $89,900 Active 29 DOM
13. 2026-06-03
    days on market $89,900 Active 28 DOM
14. 2026-06-02
    days on market $89,900 Active 27 DOM
15. 2026-06-01
    days on market $89,900 Active 26 DOM
16. 2026-05-31
    days on market $89,900 Active 25 DOM
17. 2026-05-30
    days on market $89,900 Active 24 DOM
18. 2026-05-06
    listed $89,900 Active
19. 2008-06-17
    soldstatus $74,900
20. 2008-06-05
    soldstatus $74,900 443-char remark

    Show marketing remark (443 chars)

    Very nice 3 bedroom, 2 bath vinyl sided house located near Vienna School, this house has recently been updated with new carpet & tile, freshly painted and much more! Elem: Vienna Elementary School Elem/Bus: N JrHigh: Jackson Jr. High School JrHigh/Bus: N High: Parkersburg High High/Bus: N Fire: VOL Police: CTY PossFreeGas: N ; SQFT=Fin L1:1140, Fin Above:1140, Fin Total:1140, Unfin Bsmt:400, Unfin Above:400;PRKG= Off Street

21. 2008-04-10
    listed $74,900 443-char remark

    Show marketing remark (443 chars)

    Very nice 3 bedroom, 2 bath vinyl sided house located near Vienna School, this house has recently been updated with new carpet & tile, freshly painted and much more! Elem: Vienna Elementary School Elem/Bus: N JrHigh: Jackson Jr. High School JrHigh/Bus: N High: Parkersburg High High/Bus: N Fire: VOL Police: CTY PossFreeGas: N ; SQFT=Fin L1:1140, Fin Above:1140, Fin Total:1140, Unfin Bsmt:400, Unfin Above:400;PRKG= Off Street

22. 1998-10-08
    soldstatus $28,500

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $821 · $68/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 ≥100°F today · 19 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: $9,600
• − Mortgage interest: −$4,476
• − Property taxes: −$821
• − Insurance: −$400
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$2,324
• Taxable income: $44
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $1,325/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

+215.4% since first listed

5 events — show timeline

• 2026-05-06 Listed $89,900 MLSNOW
• 2008-06-17 Sold (Public Records) $74,900 Public Records
• 2008-06-05 Sold (MLS) $74,900 MLSNOW
• 2008-04-10 Listed $74,900 MLSNOW
• 1998-10-08 Sold (Public Records) $28,500 Public Records

Property tax history

+10.1%/yr

Latest (2025): $821 · +6.0% YoY. Source: county tax records.