2231 Blennerhassett Hts · Blennerhassett, WV 26101

$59,900

2 bd · 1.0 ba · 844 sqft · SingleFamily public records · 216 Days on market

Built 1927 1.60 ac 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

PRICE ADJUSTMENT: Affordable cottage situated on 1.6 acres which faces Blennerhassett Heights Rd and crosses over Ohio River Rd in the back. This property offers rare acreage in Parkersburg and is an excellent opportunity for a buyer who wants land, privacy and a chance to add value. Home features two bedrooms, one bath, a covered front porch with great potential. With some updates and TLC, this can become a charming full-time home, rental or flip. Lot has room for an outbuilding, garage, garden and expansion. Great for investors, contractors or anyone looking for a country feel, yet close to town. Selling "AS IS". OWNER SAYS: LET'S MAKE A DEAL.

Key facts

• Charming cottage
• 1.6 acres
• Horseshoe driveway

Tags

• 1.6 ACRES
• HORSESHOE DRIVEWAY
• CHARMING COTTAGE

Property features AI

Exterior

• Parking: Attached carport
• Utilities: Public water; Septic tank
• Home design: Single-story home; Asbestos shingle roof; Aluminum siding
• Construction: Built (year per assessor); Aluminum siding exterior; Asbestos shingle roofing; Partial, unfinished basement foundation
• Exterior features: Covered front porch; Awnings; Gentle sloping lot

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Baseboard heating; Space heater; Ceiling fan(s)
• Interior features: Partial, unfinished basement; Total of 4 rooms
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($843 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

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.
• 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: 149 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 $414 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $60k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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. 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 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: 1.41% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.53%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.3%
• Equity multiple: 1.41×
• Total profit: $6,801
• Equity at exit: $8,931

10-year hold

• IRR: 19.4%
• Equity multiple: 2.62×
• Total profit: $27,202
• Equity at exit: $5,179

Cash invested: $16,772 (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 26101

• Home prices YoY: -27.3%
• Active inventory: 149
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $843 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $259

Break-even live

Break-even rent $516

Max offer price $59,900

Occupancy floor 64%

Sensitivity live

Price	-10% $293	-5% $276	+0% $259	+5% $242	+10% $225
Rent	-10% $192	-5% $226	+0% $259	+5% $292	+10% $326
Rate	-1.0pp $289	-0.5pp $274	base $259	+0.5pp $244	+1.0pp $228

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
731 Sycamore St Belpre, OH	1.0	1.0	432	$845	$1.96	44d	1	1.19mi

Listing history 20 events

1. 2026-06-19
   days on market $59,900 Active 216 DOM
2. 2026-06-18
   days on market $59,900 Active 215 DOM
3. 2026-06-17
   days on market $59,900 Active 214 DOM
4. 2026-06-16
   days on market $59,900 Active 213 DOM
5. 2026-06-15
   days on market $59,900 Active 212 DOM
6. 2026-06-14
   days on market $59,900 Active 210 DOM
7. 2026-06-12
   days on market $59,900 Active 209 DOM
8. 2026-06-09
   days on market $59,900 Active 206 DOM
9. 2026-06-08
   days on market $59,900 Active 205 DOM
10. 2026-06-07
    days on market $59,900 Active 204 DOM
11. 2026-06-05
    days on market $59,900 Active 201 DOM
12. 2026-06-03
    days on market $59,900 Active 200 DOM
13. 2026-06-02
    days on market $59,900 Active 199 DOM
14. 2026-06-01
    days on market $59,900 Active 198 DOM
15. 2026-05-31
    days on market $59,900 Active 197 DOM
16. 2026-05-30
    days on market $59,900 Active 196 DOM
17. 2026-05-14
    price $59,900
18. 2025-12-04
    price $69,900
19. 2025-11-14
    listed $79,900 Active
20. 2002-09-19
    soldstatus $27,000

ⓘ 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: $819 · $68/mo
• Projected year-2 tax: $819 · $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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 17 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: $10,122
• − Mortgage interest: −$3,355
• − Property taxes: −$819
• − Insurance: −$300
• − Repairs & maintenance: −$810
• − Management: −$810
• − Depreciation: −$1,743
• Taxable income: $2,286
• Est. tax owed @ 24.0%: −$549
• After-tax cash flow: $2,560/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 — 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: Wood County · 44,810 people
• Metro: Parkersburg-Vienna, WV
• Population (ZIP): 28,005
• Household income: $48,710
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 723.0

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 2% Black 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 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: ▼ -76.52%
• Current HPI: 203.4508
• Rent YoY: —
• Metro: Parkersburg-Vienna, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+121.9% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $59,900 MLSNOW
• 2025-12-04 Price Changed $69,900 MLSNOW
• 2025-11-14 Listed $79,900 MLSNOW
• 2002-09-19 Sold (Public Records) $27,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $819 · +6.2% YoY. Source: county tax records.