215 Burdiss St · Coal City, WV 25823

$79,900

3 bd · 1.0 ba · 944 sqft · SingleFamily public records · 120 Days on market

Built 1944 0.35 ac lot Est $107k · 25% under

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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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Appreciation +4.3/10.0
• Schools +3.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

One level old -fashioned home is located on a quiet street just a few miles away from the city of Beckley & Burning Rock ATV Resort. The home features unique handmade kitchen cabinet, spacious back yard with fruit trees & grape arbor. Recent updates include wall mounted heaters, shingle roof (3 years old), vinyl kitchen & dining room flooring. Garage has 220 volt and welder hook- up. Sold As IS

Key facts

• Spacious back yard
• Shingle roof
• Fruit trees

Tags

• HANDMADE KITCHEN CABINET
• SPACIOUS BACK YARD
• FRUIT TREES
• GRAPE ARBOR
• WALL MOUNTED HEATERS
• SHINGLE ROOF

Property features AI

Exterior

• Parking: Detached garage with 1 covered parking space (1 total parking space)
• Utilities: Public water; Septic tank
• Home design: Residential property
• Construction: Shingle roof; Other construction materials
• Exterior features: Garden; Covered patio/porch; Shed(s); Has a view; Lot is level to rolling with some secluded areas

Interior

• Kitchen: Microwave; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood; Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; No central cooling
• Interior features: Eat-in kitchen; Unfinished basement; 6 total rooms
• Laundry & utility: Washer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#315 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: housing C-, amenities F, commute 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: Coal City Elementary (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 374 students, 0% FRL); Independence Middle School (math 33% / reading 52%, grade D-, #13 of 109 statewide, top 13%, 477 students, 0% FRL); Independence High School (math 12% / reading 37%, grade F, #91 of 110 statewide, top 85%, 572 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: 6 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 (-1.5%/yr); year-one equity from $552 of loan paydown is wiped out by about $1k 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 (-1.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 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 1944 — 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 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?
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: 1.26% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.41%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $106,672
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
152 Hungate Rd	0.30mi	3/1.0	880 (-7%)	20mo	$99,000	$113	58
182 Phillpot Rd	0.63mi	2/1.0 (-1)	948 (+0%)	14mo	$35,652	$38	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.47×
• Total profit: $10,501
• Equity at exit: $17,408

10-year hold

• IRR: 17.5%
• Equity multiple: 2.67×
• Total profit: $37,387
• Equity at exit: $16,722

Cash invested: $22,372 (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 25823

• Home prices YoY: -0.7%
• Active inventory: 6
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,010 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $287

Break-even live

Break-even rent $647

Max offer price $79,900

Occupancy floor 67%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   days on market $79,900 Active 120 DOM
2. 2026-06-08
   days on market $79,900 Active 119 DOM
3. 2026-06-07
   days on market $79,900 Active 118 DOM
4. 2026-06-03
   days on market $79,900 Active 114 DOM
5. 2026-06-02
   days on market $79,900 Active 113 DOM
6. 2026-06-01
   days on market $79,900 Active 112 DOM
7. 2026-05-31
   days on market $79,900 Active 111 DOM
8. 2026-05-30
   days on market $79,900 Active 110 DOM
9. 2026-04-09
   status Active
10. 2025-08-12
    status Active
11. 2025-01-07
    listed $89,900 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: $705 · $59/mo
• Projected year-2 tax: $705 · $59/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 5/10 Major
• 🌡 Heat 2/10 Low 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: $12,125
• − Mortgage interest: −$4,476
• − Property taxes: −$705
• − Insurance: −$400
• − Repairs & maintenance: −$970
• − Management: −$970
• − Depreciation: −$2,324
• Taxable income: $2,281
• Est. tax owed @ 24.0%: −$547
• After-tax cash flow: $2,899/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 — Coal City

• Score: 52/100
• State rank: #315
• US rank: #25133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coal City, WV
• Population (ZIP): 419

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 28%

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: ▼ -1.49%
• Current HPI: 208.6663
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-04-09 Relisted — BBOR
• 2025-08-12 Relisted — BBOR
• 2025-01-07 Listed $89,900 BBOR

Property tax history

+8.3%/yr

Latest (2025): $705 · +9.8% YoY. Source: county tax records.