124 Westwood Dr · Beckley, WV 25801

$130,000

3 bd · 1.5 ba · 1,506 sqft · SingleFamily public records · 10 Days on market

Built 1948 9,016 sqft lot Est $125k · at est.

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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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +5.7/15.0
• 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 two story home with partially finished basement. Conveniently located adjacent to Harper Road. Interior photos coming soon.

Key facts

• 9,016 sq ft lot
• Built 1948
• Listed 9 days

Property features AI

Exterior

• Parking: Open parking (no garage); Concrete parking surface
• Utilities: Public water; Public sewer
• Home design: Residential property; Two levels
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Level lot; Has a view

Interior

• Kitchen: Cooktop; Refrigerator; Electric water heater
• Bedrooms: 1 main-level bedroom
• Flooring: Tile; Wood; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; Ceiling fan(s); Partial basement
• Laundry & utility: Washer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.7% 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: Crescent Elementary (math 57% / reading 42%, grade D, #49 of 377 statewide, top 16%, 323 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 $899 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1948 — 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: 8.71%
• Cash-on-cash: 8.65%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $124,998
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Dexter Ave	0.18mi	3/1.0	1,484 (-2%)	8mo	$165,000	$111	81
1519 Harper Rd	0.23mi	3/1.5	1,536 (+2%)	8mo	$73,000	$48	79
216 Fairview Ave	0.14mi	4/2.0 (+1)	1,509 (+0%)	19mo	$165,000	$109	70
233 Fairview Ave	0.21mi	3/3.0	1,360 (-10%)	3mo	$58,000	$43	66
217 Fairview Ave	0.16mi	3/1.5	1,313 (-13%)	9mo	$195,000	$149	64
323 Ellison Ave	0.42mi	3/1.5	1,501 (-0%)	20mo	$125,000	$83	63
223 West Locust Dr	0.20mi	3/2.0	1,710 (+14%)	6mo	$127,200	$74	61
210 Fairview Ave	0.12mi	2/2.0 (-1)	1,368 (-9%)	17mo	$130,000	$95	58
301 Reservoir Rd	0.49mi	3/2.0	1,417 (-6%)	12mo	$156,000	$110	55
207 Chestnut St	0.57mi	3/1.0	1,608 (+7%)	8mo	$50,000	$31	53
115 Adkins St	0.49mi	4/1.0 (+1)	1,453 (-4%)	17mo	$14,000	$10	50
202 Carter St	0.70mi	4/2.0 (+1)	1,714 (+14%)	17mo	$139,000	$81	23

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,705
• Equity at exit: $19,383

10-year hold

• IRR: 8.9%
• Equity multiple: 1.72×
• Total profit: $26,123
• Equity at exit: $11,240

Cash invested: $36,400 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,334 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $262

Break-even live

Break-even rent $1,002

Max offer price $130,000

Occupancy floor 75%

Sensitivity live

Price	-10% $336	-5% $299	+0% $262	+5% $226	+10% $189
Rent	-10% $157	-5% $210	+0% $262	+5% $315	+10% $368
Rate	-1.0pp $328	-0.5pp $295	base $262	+0.5pp $229	+1.0pp $194

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $130,000 Active 10 DOM
2. 2026-06-18
   days on market $130,000 Active 9 DOM
3. 2026-06-17
   days on market $130,000 Active 8 DOM
4. 2026-06-16
   days on market $130,000 Active 7 DOM
5. 2026-06-15
   days on market $130,000 Active 6 DOM
6. 2026-06-14
   days on market $130,000 Active 4 DOM
7. 2026-06-12
   days on market $130,000 Active 3 DOM
8. 2026-06-09
   remarks 132-char remark
9. 2026-06-09
   listed $130,000 Active 1 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: $668 · $56/mo
• Projected year-2 tax: $767 · $64/mo
• Expected delta: +$99/yr (+$8/mo · 14.8%)

ⓘ 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 2/10 Low 7 d/yr ≥91°F today · 19 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: $16,009
• − Mortgage interest: −$7,282
• − Property taxes: −$668
• − Insurance: −$650
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$3,782
• Taxable income: $1,065
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $2,892/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

• 2026-06-09 Listed $130,000 BBOR

Property tax history

+1.8%/yr

Latest (2025): $668 · +9.3% YoY. Source: county tax records.