113 Frontier St · Beckley, WV 25801

$55,000

2 bd · 1.0 ba · 975 sqft · SingleFamily public records · 105 Days on market

Built 1945 Est $49k · 13% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks

This 2-bedroom, 1 bathroom home right in the heart of Beckley has lots to offer! It is just three minutes away from WVU Tech and close to all amenities to add convenience to your everyday life. Nice brick house but need to renovate inside including bathroom and Kitchen Great investment opportunity for someone willing to put in the work. Home is sold as-is and will only qualify for in-house conventional loans, or cash offers.

Key facts

• Brick house
• Built 1945
• Listed 105 days

Tags

• CLOSE TO ALL AMENITIES
• BRICK HOUSE
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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, schools D-, crime 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.
• 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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 1945 — 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: 2.03% ✓
• Cap rate: 17.99%
• Cash-on-cash: 41.76%
• DSCR: 2.86
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $48,750
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Walker Ave	0.06mi	2/1.5	910 (-7%)	17mo	$36,000	$40	70
122 Garten Pl	0.13mi	2/1.0	1,088 (+12%)	9mo	$54,000	$50	67
112 Wilkes Ave	0.60mi	2/1.0	1,008 (+3%)	2mo	$125,000	$124	65
203 Chestnut St	0.45mi	2/1.0	918 (-6%)	13mo	$97,500	$106	58
118 Sparacino St	0.45mi	2/1.0	952 (-2%)	23mo	$7,000	$7	56
205 Carl Jones Dr	0.34mi	2/1.0	838 (-14%)	6mo	$102,000	$122	55
205 Loflin St	0.65mi	2/2.0	1,008 (+3%)	8mo	$25,000	$25	54
108 Lee St	0.72mi	2/1.0	1,050 (+8%)	3mo	$115,000	$110	51
317 Quarry St	0.65mi	2/1.0	1,074 (+10%)	9mo	$40,000	$37	45

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: 39.7%
• Equity multiple: 2.73×
• Total profit: $26,639
• Equity at exit: $8,201

10-year hold

• IRR: 46.7%
• Equity multiple: 5.75×
• Total profit: $73,116
• Equity at exit: $4,755

Cash invested: $15,400 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $536

Break-even live

Break-even rent $438

Max offer price $55,000

Occupancy floor 47%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $55,000 Active 105 DOM
2. 2026-06-18
   days on market $55,000 Active 104 DOM
3. 2026-06-17
   days on market $55,000 Active 103 DOM
4. 2026-06-16
   days on market $55,000 Active 102 DOM
5. 2026-06-15
   days on market $55,000 Active 101 DOM
6. 2026-06-14
   days on market $55,000 Active 99 DOM
7. 2026-06-12
   days on market $55,000 Active 98 DOM
8. 2026-06-09
   days on market $55,000 Active 95 DOM
9. 2026-06-08
   days on market $55,000 Active 94 DOM
10. 2026-06-07
    days on market $55,000 Active 93 DOM
11. 2026-06-03
    days on market $55,000 Active 89 DOM
12. 2026-06-02
    days on market $55,000 Active 88 DOM
13. 2026-06-01
    days on market $55,000 Active 87 DOM
14. 2026-05-31
    days on market $55,000 Active 86 DOM
15. 2026-05-30
    days on market $55,000 Active 85 DOM
16. 2026-03-02
    listed $55,000 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: $415 · $35/mo
• Projected year-2 tax: $415 · $35/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 3/10 Moderate 7 d/yr ≥91°F today · 20 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: $13,395
• − Mortgage interest: −$3,081
• − Property taxes: −$415
• − Insurance: −$275
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$1,600
• Taxable income: $5,881
• Est. tax owed @ 24.0%: −$1,412
• After-tax cash flow: $5,020/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

1 event — show timeline

• 2026-03-02 Listed $55,000 Fizber.com

Property tax history

+1.9%/yr

Latest (2025): $415 · +8.4% YoY. Source: county tax records.