107 Larew Ave · Beckley, WV 25801

$129,000

3 bd · 2.0 ba · 1,865 sqft · SingleFamily public records · 14 Days on market

Built 1901 0.53 ac lot Est $168k · 23% under

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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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.3/10.0
• 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 Turn-of-the-Century Home in the Heart of Beckley! Step into history with this beautifully preserved 1901 gem, offering the perfect blend of timeless craftsmanship and modern comfort. This 4-bedroom, 2.5-bath home sits on a generous half-acre, semi-level fenced lota rare find for in-town living. (br)(br)Inside, you'll be welcomed by original hardwood floors, detailed trim work, and soaring 10-foot ceilings that showcase the elegance of a bygone era. The main-level primary bedroom adds convenience, paired with both a full bath and a half bath on the same floor. The outdoor space is just as impressive, featuring a large fenced yard ideal for pets, play, or gardening, plus a spacious d

Key facts

• Detailed trim work
• 10-foot ceilings
• Large fenced yard

Tags

• TURN-OF-THE-CENTURY HOME
• ORIGINAL HARDWOOD FLOORS
• DETAILED TRIM WORK
• 10-FOOT CEILINGS
• MAIN-LEVEL PRIMARY BEDROOM
• LARGE FENCED YARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Cable available and connected
• Home design: Residential property; One and one-half stories; Vinyl siding
• Construction: Metal roof
• Exterior features: Garden; Deck; Fenced yard; Shed(s); Has a view; Level topography/lot

Interior

• Kitchen: Dishwasher; Cooktop; Microwave; Refrigerator; Gas water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Hot water heating; Window air units; Ceiling fans for cooling
• Interior features: High ceilings; Ceiling fans; Unfinished basement
• 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 $129k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Cap rate 8.8% vs local median 7.0% in Beckley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Stratton Elementary (math 12% / reading 27%, grade F, #350 of 377 statewide, top 95%, 279 students, 0% FRL); Beckley-Stratton Middle School (math 14% / reading 27%, grade F, #102 of 109 statewide, top 94%, 674 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 $892 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $35k; list at $129k implies a 269% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,000

Questions for the listing agent

1. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.87%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $167,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 Larew Ave	0.19mi	3/2.5	1,872 (+0%)	11mo	$226,000	$121	80
2228 S Kanawha St	0.15mi	3/1.5	1,742 (-7%)	6mo	$105,000	$60	75
403 G St	0.54mi	3/2.0	1,746 (-6%)	5mo	$164,000	$94	60
317 Myers Ave	0.25mi	4/2.0 (+1)	1,725 (-8%)	20mo	$161,000	$93	55
800 Patch St	0.71mi	4/2.5 (+1)	1,809 (-3%)	3mo	$155,000	$86	53
111 Dixon Ave	0.72mi	3/2.0	1,800 (-4%)	14mo	$145,000	$81	49
106 Booth Ave	0.26mi	2/3.0 (-1)	2,024 (+8%)	19mo	$181,500	$90	48
118 Barber Ave	0.53mi	3/2.0	1,734 (-7%)	20mo	$130,000	$75	47
312 G St	0.49mi	4/2.0 (+1)	1,592 (-15%)	12mo	$50,000	$31	37
1308 South Kanawha St	0.62mi	3/2.0	1,666 (-11%)	21mo	$150,000	$90	36
124 Austin Ave	0.75mi	2/2.0 (-1)	1,988 (+7%)	19mo	$156,000	$78	33
402 Parkway St	0.70mi	4/2.5 (+1)	1,665 (-11%)	12mo	$219,000	$132	32

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,255
• Equity at exit: $19,234

10-year hold

• IRR: 9.2%
• Equity multiple: 1.74×
• Total profit: $26,849
• Equity at exit: $11,154

Cash invested: $36,120 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $267

Break-even live

Break-even rent $988

Max offer price $129,000

Occupancy floor 75%

Sensitivity live

Price	-10% $340	-5% $304	+0% $267	+5% $231	+10% $194
Rent	-10% $162	-5% $215	+0% $267	+5% $319	+10% $372
Rate	-1.0pp $332	-0.5pp $300	base $267	+0.5pp $234	+1.0pp $200

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $129,000 Active 14 DOM
2. 2026-06-18
   days on market $129,000 Active 13 DOM
3. 2026-06-17
   days on market $129,000 Active 12 DOM
4. 2026-06-16
   days on market $129,000 Active 11 DOM
5. 2026-06-15
   days on market $129,000 Active 10 DOM
6. 2026-06-14
   days on market $129,000 Active 8 DOM
7. 2026-06-12
   days on market $129,000 Active 7 DOM
8. 2026-06-09
   days on market $129,000 Active 4 DOM
9. 2026-06-08
   days on market $129,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $129,000 Active 2 DOM

ⓘ 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: $604 · $50/mo
• Projected year-2 tax: $761 · $63/mo
• Expected delta: +$157/yr (+$13/mo · 26.1%)

ⓘ 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 3/10 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: $15,913
• − Mortgage interest: −$7,226
• − Property taxes: −$604
• − Insurance: −$645
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$3,753
• Taxable income: $1,139
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $2,931/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

+268.6% since first listed

4 events — show timeline

• 2026-06-05 Listed $129,000 BBOR
• 2025-10-22 Price Changed — BBOR
• 2025-10-17 Listed — BBOR
• 1995-09-07 Sold (Public Records) $35,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $604 · +12.9% YoY. Source: county tax records.