715 & 711 E Pike St · Clarksburg, WV 26301

$160,000

2 bd · 1.5 ba · 1,948 sqft · MultiFamily · 31 Days on market

Built 1930 4,356 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Great opportunity to own 2 locations on East Pike Street just off of U. S. Route 50 Joyce St Exit. 715 E Pike features 2 income producing apartments. 711 E Pike Offer possibility of 1st floor office space and 2nd remodel into 2 possibly 3 income producing apartments. Together the buildings share a common parking lot. These two-story, corner lot properties offer both commercial/office and residential rental units. Call today for an appointment! 24 hr notice to show occupied units. All measurements are approximate. See agent remarks.

Key facts

• Common parking lot
• 4,356 sq ft lot
• Community pool

Tags

• 1ST FLOOR OFFICE SPACE
• COMMON PARKING LOT
• CORNER LOT PROPERTIES
• COMMERCIAL OFFICE RENTAL UNITS
• RESIDENTIAL RENTAL UNITS

Property features AI

Exterior

• Parking: On-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Multi-family residential income property; 2 stories
• Construction: Aluminum siding; Frame construction; Stucco exterior; Shingle roof
• Exterior features: Storm door(s); Corner lot; Pool (community)

Interior

• Kitchen: Refrigerator; Microwave; Range
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Storm windows; Smoke detectors

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 6.8% in Clarksburg — 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 81/100 on livability (#11 in WV, #1,521 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime D+, employment D-.
• Harrison County Schools (town): math 29% / reading 43% proficiency, ranked #12 of 55 in WV (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Robert C Byrd High School (math 22% / reading 52%, grade F, #32 of 110 statewide, top 34%, 765 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.6%/yr); 54 active listings in the ZIP; 84 units permitted in Harrison County in 2024 (5 in 5+ unit buildings).
• At $2,054/mo this rent would consume 49% of the median local household income ($50k/yr) (locally 765% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Harrison County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $105k; list at $160k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 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: 1.28% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.34%
• DSCR: 1.68
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.62% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.26×
• Total profit: $11,840
• Equity at exit: $23,857

10-year hold

• IRR: 16.6%
• Equity multiple: 2.40×
• Total profit: $62,630
• Equity at exit: $13,834

Cash invested: $44,800 (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 26301

• Home prices YoY: -26.4%
• Rents YoY: 3.6%
• Active inventory: 54
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,054 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$144 /mo · $1,730/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $573

Break-even live

Break-even rent $1,329

Max offer price $160,000

Occupancy floor 67%

Sensitivity live

Price	-10% $663	-5% $618	+0% $573	+5% $528	+10% $482
Rent	-10% $411	-5% $492	+0% $573	+5% $654	+10% $735
Rate	-1.0pp $653	-0.5pp $613	base $573	+0.5pp $531	+1.0pp $489

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,054
Total (2 units)			$2,054

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $160,000 Active 31 DOM
2. 2026-06-19
   days on market $160,000 Active 29 DOM
3. 2026-06-18
   days on market $160,000 Active 28 DOM
4. 2026-06-17
   days on market $160,000 Active 27 DOM
5. 2026-06-16
   days on market $160,000 Active 26 DOM
6. 2026-06-15
   days on market $160,000 Active 25 DOM
7. 2026-06-14
   days on market $160,000 Active 23 DOM
8. 2026-06-12
   days on market $160,000 Active 22 DOM
9. 2026-06-09
   days on market $160,000 Active 19 DOM
10. 2026-06-08
    days on market $160,000 Active 18 DOM
11. 2026-06-07
    days on market $160,000 Active 17 DOM
12. 2026-06-05
    days on market $160,000 Active 14 DOM
13. 2026-06-03
    days on market $160,000 Active 13 DOM
14. 2026-06-02
    days on market $160,000 Active 12 DOM
15. 2026-06-01
    days on market $160,000 Active 11 DOM
16. 2026-05-31
    days on market $160,000 Active 10 DOM
17. 2026-05-30
    days on market $160,000 Active 9 DOM
18. 2026-05-21
    listed $160,000 Active
19. 2024-07-03
    soldstatus $105,000
20. 2013-04-29
    soldstatus $58,000
21. 1999-05-27
    soldstatus $69,900

ⓘ 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: $1,730 · $144/mo
• Projected year-2 tax: $1,730 · $144/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,648
• − Mortgage interest: −$8,962
• − Property taxes: −$1,730
• − Insurance: −$800
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$4,655
• Taxable income: $4,558
• Est. tax owed @ 24.0%: −$1,094
• After-tax cash flow: $5,780/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: Harrison County Schools
• NCES district ID: 5400510
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $43,269
• Composite: 30.48/100
• National rank: #6222
• State rank: #12 of 55 in WV

Livability — Clarksburg

• Score: 81/100
• State rank: #11
• US rank: #1521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksburg, WV
• County: Harrison County · 44,316 people
• City population: 28,716
• Metro: Clarksburg, WV
• Population (ZIP): 28,716
• Household income: $49,816
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 765.0

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 67,273 people
• By 2030: 65,963 · -1.9%
• By 2040: 63,033 · -6.3%
• By 2050: 59,999 · -10.8%
• By 2075: 52,524 · -21.9%
• By 2100: 42,654 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+41.0) · D 28.5% · R 69.4% · Other 2.1%
• 2008→2024 swing: -27.6pp toward R · 2008: -13.3pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+37.6 2016: R+39.5 2012: R+23.5 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.70%
• Current HPI: 149.308
• Rent YoY: ▲ 3.62%
• Metro: Clarksburg, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+128.9% since first listed

4 events — show timeline

• 2026-05-21 Listed $160,000 NCWVREIN
• 2024-07-03 Sold (Public Records) $105,000 Public Records
• 2013-04-29 Sold (Public Records) $58,000 Public Records
• 1999-05-27 Sold (Public Records) $69,900 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,730 · +35.7% YoY. Source: county tax records.