109 Fairlawn Ave · Beckley, WV 25801

$169,000

4 bd · 2.0 ba · 1,560 sqft · MultiFamily public records · 83 Days on market

Built 1950 8,712 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Priced well below a recent appraisal completed late March 2026, this 4-unit investment property in Beckley presents an exceptional opportunity to step into instant equity while securing strong cash flow. The property generates approximately $2,870/month when fully occupied, making it a solid addition to any investor's portfolio. Each unit is separately metered, allowing for simplified tenant billing and expense management. A newer roof and interior updates add additional value and help minimize near-term maintenance concerns. Current rent role and expenses can be made available upon request!

Key facts

• Newer roof
• Separately metered
• Interior updates

Tags

• 4 UNIT INVESTMENT PROPERTY
• SEPARATELY METERED
• NEWER ROOF
• INTERIOR UPDATES

Property features AI

Exterior

• Parking: Off-street parking; 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential income property; Multi-family (Quadruplex)
• Construction: Frame and other construction materials
• Exterior features: Metal roof; Accessible entrance with ramp; Accessible approach

Interior

• Kitchen: Range; Oven; Refrigerator; Electric water heater
• Flooring: Laminate
• Heating & cooling: Electric heating; Has cooling
• Interior features: Storage
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.5-bath units multifamily listed at $169k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $542/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $169k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.7% 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: 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).
• At $4,033/mo this rent would consume 85% of the median local household income ($57k/yr) (locally 1384% 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.
• 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 $47k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $169k implies a 493% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.39% ✓
• Cap rate: 21.69%
• Cash-on-cash: 54.98%
• DSCR: 3.45
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.25% rent growth · sell at horizon

5-year hold

• IRR: 54.6%
• Equity multiple: 3.45×
• Total profit: $115,810
• Equity at exit: $25,198

10-year hold

• IRR: 60.1%
• Equity multiple: 7.34×
• Total profit: $300,149
• Equity at exit: $14,612

Cash invested: $47,320 (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: 14.0×

Monthly cashflow live

• Estimated rent: $4,033 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$847
• Net cashflow: $2,168

Break-even live

Break-even rent $1,288

Max offer price $169,000

Occupancy floor 41%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.5	$4,032
Total (4 units)			$4,033

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $169,000 Active 83 DOM
2. 2026-06-18
   days on market $169,000 Active 82 DOM
3. 2026-06-17
   days on market $169,000 Active 81 DOM
4. 2026-06-16
   days on market $169,000 Active 80 DOM
5. 2026-06-15
   days on market $169,000 Active 79 DOM
6. 2026-06-14
   days on market $169,000 Active 77 DOM
7. 2026-06-12
   days on market $169,000 Active 76 DOM
8. 2026-06-09
   days on market $169,000 Active 73 DOM
9. 2026-06-08
   days on market $169,000 Active 72 DOM
10. 2026-06-07
    days on market $169,000 Active 71 DOM
11. 2026-06-03
    days on market $169,000 Active 67 DOM
12. 2026-06-02
    days on market $169,000 Active 66 DOM
13. 2026-06-01
    pricedays on market $169,000 Active 65 DOM
14. 2026-05-31
    days on market $175,000 Active 64 DOM
15. 2026-05-30
    days on market $175,000 Active 63 DOM
16. 2026-05-08
    status Active
17. 2026-04-28
    historical Active Under Contract
18. 2026-04-13
    price $175,000
19. 2026-03-28
    listed $199,000 Active
20. 2025-05-07
    soldstatus $28,500
21. 2022-09-07
    soldstatus $135,000
22. 2002-10-23
    soldstatus $6,000

ⓘ 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: $735 · $61/mo
• Projected year-2 tax: $997 · $83/mo
• Expected delta: +$262/yr (+$22/mo · 35.7%)

ⓘ 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 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: $48,396
• − Mortgage interest: −$9,467
• − Property taxes: −$735
• − Insurance: −$845
• − Repairs & maintenance: −$3,872
• − Management: −$3,872
• − Depreciation: −$4,916
• Taxable income: $24,690
• Est. tax owed @ 24.0%: −$5,926
• After-tax cash flow: $20,092/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

+2816.7% since first listed

7 events — show timeline

• 2026-05-08 Relisted — BBOR
• 2026-04-28 Contingent — BBOR
• 2026-04-13 Price Changed $175,000 BBOR
• 2026-03-28 Listed $199,000 BBOR
• 2025-05-07 Sold (Public Records) $28,500 Public Records
• 2022-09-07 Sold (Public Records) $135,000 Public Records
• 2002-10-23 Sold (Public Records) $6,000 Public Records

Property tax history

-2.6%/yr

Latest (2025): $735 · +8.3% YoY. Source: county tax records.