922 Ewart Ave · Beckley, WV 25801

$97,500

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 22 Days on market

Built 1935 10,585 sqft lot Est $113k · 14% under

---

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
• ARV discount +13.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +3.6/5.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 2-bath bungalow offering comfort, character, and plenty of potential! This home features a cozy gas log fireplace, a bright sunroom perfect for relaxing year-round, and a new heat pump installed last year for added efficiency and peace of mind. Outside, you'll find a gazebo that adds to the property's charm and outdoor appeal. Whether you're an investor searching for your next rental property or a first-time homebuyer, this home offers a great opportunity in a convenient location. Don't miss your chance to make it your own. .. schedule a showing today!

Key facts

• New heat pump
• Gazebo
• Gas log fireplace

Tags

• GAS LOG FIREPLACE
• BRIGHT SUNROOM
• NEW HEAT PUMP
• GAZEBO

Property features AI

Exterior

• Parking: Open parking (no garage), asphalt surface
• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Vinyl siding; Asphalt shingle roof; Crawl space foundation; Built area: 1,152 square feet
• Exterior features: Covered patio/porch; Shed(s); Has a view; Rolling slope lot

Interior

• Kitchen: Dishwasher; Cooktop; Refrigerator; Gas water heater
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump with forced air; Electric heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fans; Fireplace; 6 total rooms
• Laundry & utility: Washer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $96k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 7.0% in Beckley — 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 59/100 on livability (#235 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment D, crime F, amenities F.
• Raleigh County Schools (rural): math 29% / reading 42% proficiency, ranked #14 of 55 in WV (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mabscott Elementary (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 222 students, 0% FRL); Park Middle School (math 40% / reading 49%, grade D, #10 of 109 statewide, top 8%, 394 students, 0% FRL); Woodrow Wilson High School (math 24% / reading 56%, grade F, #20 of 110 statewide, top 17%, 1,330 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 112 active listings in the ZIP; 41 units permitted in Raleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $674 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Raleigh County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,037 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is F 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 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: 1.34% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.57%
• DSCR: 1.78
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $112,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 N Oakwood Ave	0.49mi	3/1.0	1,155 (+0%)	8mo	$127,000	$110	66
122 Lori St	0.52mi	3/1.0	1,120 (-3%)	13mo	$150,000	$134	56
214 Saunders Ave	0.51mi	3/2.0	1,056 (-8%)	9mo	$86,000	$81	55
109 Caldwell St	0.29mi	3/2.0	1,000 (-13%)	13mo	$93,000	$93	54
207 A Murray St	0.22mi	3/1.0	1,008 (-12%)	15mo	$135,000	$134	52
130 Burton	0.74mi	2/2.0 (-1)	1,148 (-0%)	13mo	$70,928	$62	49
100 Pack St	0.66mi	3/1.5	1,104 (-4%)	14mo	$139,900	$127	48
401 Temple St	0.64mi	2/2.0 (-1)	1,110 (-4%)	19mo	$95,000	$86	43
116 Clyde St	0.67mi	3/1.0	1,283 (+11%)	4mo	$33,000	$26	42
303 East Prince St	0.67mi	3/2.0	1,316 (+14%)	4mo	$85,000	$65	41
227 East Prince St	0.64mi	4/2.0 (+1)	1,228 (+7%)	20mo	$120,000	$98	37
216 Dorcas Ave	0.71mi	4/2.0 (+1)	1,287 (+12%)	11mo	$153,000	$119	34

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 · 4.25% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.26×
• Total profit: $7,127
• Equity at exit: $14,538

10-year hold

• IRR: 17.1%
• Equity multiple: 2.49×
• Total profit: $40,710
• Equity at exit: $8,430

Cash invested: $27,300 (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 25801

• Home prices YoY: -17.8%
• Rents YoY: 4.2%
• Active inventory: 112
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$511
• Tax from tax record: −$84 /mo · $1,012/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $333

Break-even live

Break-even rent $889

Max offer price $97,500

Occupancy floor 70%

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $97,500 Active 22 DOM
2. 2026-06-18
   days on market $97,500 Active 21 DOM
3. 2026-06-17
   days on market $97,500 Active 20 DOM
4. 2026-06-16
   days on market $97,500 Active 19 DOM
5. 2026-06-15
   days on market $97,500 Active 18 DOM
6. 2026-06-14
   days on market $97,500 Active 16 DOM
7. 2026-06-12
   pricedays on market $97,500 Active 15 DOM
8. 2026-06-09
   days on market $109,500 Active 12 DOM
9. 2026-06-08
   days on market $109,500 Active 11 DOM
10. 2026-06-07
    days on market $109,500 Active 10 DOM
11. 2026-06-03
    days on market $109,500 Active 6 DOM
12. 2026-06-02
    days on market $109,500 Active 5 DOM
13. 2026-06-01
    days on market $109,500 Active 4 DOM
14. 2026-05-31
    days on market $109,500 Active 3 DOM
15. 2026-05-30
    days on market $109,500 Active 2 DOM
16. 2026-05-28
    listed $109,500 Active

ⓘ 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: $1,012 · $84/mo
• Projected year-2 tax: $1,012 · $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 8/10 Severe FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,735
• − Mortgage interest: −$5,462
• − Property taxes: −$1,012
• − Insurance: −$1,285
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$2,836
• Taxable income: $2,622
• Est. tax owed @ 24.0%: −$629
• After-tax cash flow: $3,369/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: Raleigh County Schools
• NCES district ID: 5401230
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $39,828
• Composite: 29.74/100
• National rank: #6445
• State rank: #14 of 55 in WV

Livability — Beckley

• Score: 59/100
• State rank: #235
• US rank: #20551

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Raleigh County · 31,128 people
• City population: 31,128
• Metro: Beckley, WV
• Population (ZIP): 31,128
• Household income: $56,836
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1384.0

Population outlook (Raleigh County) Hauer SSP2

• Today (2025): 73,505 people
• By 2030: 70,954 · -3.5%
• By 2040: 66,038 · -10.2%
• By 2050: 61,919 · -15.8%
• By 2075: 51,954 · -29.3%
• By 2100: 39,724 · -46.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 10% Two or more races 7% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Raleigh

• 2024 margin: Solid R (+54.3) · D 22.0% · R 76.3% · Other 1.6%
• 2008→2024 swing: -28.5pp toward R · 2008: -25.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+50.4 2016: R+52.8 2012: R+44.6 2008: R+25.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.60%
• Current HPI: 210.0114
• Rent YoY: ▲ 4.25%
• Metro: Beckley, WV
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-28 Listed $109,500 BBOR

Property tax history

+8.6%/yr

Latest (2025): $1,012 · +25.1% YoY. Source: county tax records.