104 Pine St · Beckley, WV 25801

$140,000

3 bd · 1.0 ba · 1,625 sqft · SingleFamily public records · 110 Days on market

Built 1965 0.35 ac lot Est $179k · 22% under ↓ 3% since listing

---

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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• 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

Welcome to this charming 3-bedroom, 2-bath traditional home offering character and space! Situated on a double lot, a hard-to-find feature in town, this property provides extra outdoor space and flexibility for recreation, entertaining, or future possibilities. Inside, you'll find beautiful hardwood floors, classic details, and inviting living spaces filled with timeless appeal. The spacious upper level features a large bonus room that could easily serve as a fourth bedroom, home office, playroom, or additional living area, giving buyers plenty of room to customize the home to fit their lifestyle. A second full bath upstairs adds convenience and functionality. The partially finished basemen

Key facts

• Bonus room
• Double lot
• Hardwood floors

Tags

• HARDWOOD FLOORS
• BONUS ROOM
• PARTIALLY FINISHED BASEMENT
• DOUBLE LOT
• WATER HEATER REPLACED

Property features AI

Exterior

• Parking: Open parking (no garage); Concrete parking surface
• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Vinyl siding; Asphalt shingle roof; Finished and unfinished basement
• Exterior features: Covered patio/porch; Property has a view; Rolling lot with rolling slope

Interior

• Kitchen: Cooktop
• Bedrooms: 3 main-level bedrooms
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Hot water heating; Ceiling fans (no central cooling)
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (5.8% below list).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.

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: Beckley Elementary (math 17% / reading 22%, grade F, #350 of 377 statewide, top 95%, 320 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 $968 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $178,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Belle Vue Ln	0.17mi	3/1.5	1,604 (-1%)	10mo	$52,000	$32	80
107 Croft St	0.63mi	3/1.5	1,628 (+0%)	5mo	$140,000	$86	64
111 Grove Ave	0.51mi	3/1.5	1,448 (-11%)	0mo	$162,000	$112	56
115 Williams St	0.59mi	3/3.0	1,676 (+3%)	4mo	$139,900	$83	56
226 Granville Ave	0.32mi	3/1.0	1,842 (+13%)	9mo	$115,000	$62	56
759 South Fayette St	0.56mi	3/2.0	1,597 (-2%)	15mo	$65,000	$41	55
108 Lewis St	0.55mi	2/2.0 (-1)	1,620 (-0%)	14mo	$192,900	$119	54
106 King St	0.55mi	3/2.0	1,703 (+5%)	12mo	$279,000	$164	53
805 Woodlawn Ave	0.51mi	3/1.5	1,840 (+13%)	5mo	$231,000	$126	48
204 Queen St	0.52mi	4/2.0 (+1)	1,452 (-11%)	15mo	$157,000	$108	36
113 Queen St	0.48mi	4/3.0 (+1)	1,840 (+13%)	9mo	$273,000	$148	35
301 Reservoir Rd	0.67mi	3/2.0	1,417 (-13%)	12mo	$156,000	$110	33

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-8,016
• Equity at exit: $20,874

10-year hold

• IRR: 5.5%
• Equity multiple: 1.42×
• Total profit: $16,647
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $205

Break-even live

Break-even rent $1,059

Max offer price $140,000

Occupancy floor 79%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $140,000 Active 110 DOM
2. 2026-06-18
   days on market $140,000 Active 109 DOM
3. 2026-06-17
   days on market $140,000 Active 108 DOM
4. 2026-06-16
   days on market $140,000 Active 107 DOM
5. 2026-06-15
   days on market $140,000 Active 106 DOM
6. 2026-06-14
   days on market $140,000 Active 104 DOM
7. 2026-06-12
   pricedays on market $140,000 Active 103 DOM
8. 2026-06-09
   days on market $150,000 Active 100 DOM
9. 2026-06-08
   days on market $150,000 Active 99 DOM
10. 2026-06-07
    days on market $150,000 Active 98 DOM
11. 2026-06-03
    days on market $150,000 Active 94 DOM
12. 2026-06-02
    days on market $150,000 Active 93 DOM
13. 2026-06-01
    days on market $150,000 Active 92 DOM
14. 2026-05-31
    days on market $150,000 Active 91 DOM
15. 2026-05-30
    days on market $150,000 Active 90 DOM
16. 2026-03-24
    price $150,000
17. 2026-03-02
    listed $155,000 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: $528 · $44/mo
• Projected year-2 tax: $826 · $69/mo
• Expected delta: +$298/yr (+$25/mo · 56.3%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $15,820
• − Mortgage interest: −$7,842
• − Property taxes: −$528
• − Insurance: −$700
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$4,073
• Taxable income: $145
• Est. tax owed @ 24.0%: −$35
• After-tax cash flow: $2,424/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

• Census place: Beckley, WV
• 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

-3.2% since first listed

2 events — show timeline

• 2026-03-24 Price Changed $150,000 BBOR
• 2026-03-02 Listed $155,000 BBOR

Property tax history

+0.9%/yr

Latest (2025): $528 · +7.4% YoY. Source: county tax records.