1123 Beech Ave · Charleston, WV 25312

$59,900

3 bd · 1.0 ba · 1,656 sqft · SingleFamily public records · 2 Days on market

Built 1928 2,657 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
• Appreciation +4.5/10.0
• Livability +4.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Conveniently located bungalow situated on a corner lot. 2 bed 1 bath with full partially finished walkout basement includes a large rec room. Front porch has wheelchair lift.

Key facts

• Covered front porch
• Large master bedroom
• Low maintenance yard

Tags

• JACK AND JILL BATH
• GALLEY KITCHEN
• LARGE MASTER BEDROOM
• COVERED FRONT PORCH
• LOW MAINTENANCE YARD
• PLENTY OF STORAGE SPACE

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Frame construction; Composition/shingle roof
• Exterior features: Porch

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air; Window unit(s)
• Interior features: Eat-in kitchen; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 17.1% vs local median 3.8% in Charleston — 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 85/100 on livability (#3 in WV, #524 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Kanawha County Schools (suburban): math 29% / reading 40% proficiency, ranked #17 of 55 in WV (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mary C. Snow West Side Elementary (math 12% / reading 12%, grade F, #375 of 377 statewide, top 99%, 353 students, 0% FRL); West Side Middle School (math 7% / reading 18%, grade F, #109 of 109 statewide, top 100%, 377 students, 0% FRL); Capital High School (math 22% / reading 52%, grade F, #32 of 110 statewide, top 34%, 1,086 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.
• Zoned-school proficiency averages 20% at this address vs 34% district-wide (-14 pts) — the specific schools serving this property underperform the Kanawha County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 40 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $623 of value loss. Plan a longer hold.
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y ago 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 $42k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1928 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.04% ✓
• Cap rate: 17.09%
• Cash-on-cash: 38.54%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $155,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1412 Viewmont Dr	0.29mi	3/2.0	1,745 (+5%)	2mo	$186,500	$107	72
969 Mathews Ave	0.34mi	3/1.5	1,548 (-6%)	1mo	$155,000	$100	71
806 Red Oak St	0.30mi	3/2.0	1,602 (-3%)	11mo	$107,000	$67	68
914 Vogel Dr	0.24mi	3/1.5	1,868 (+13%)	6mo	$176,500	$94	61
828 Somerset Dr	0.50mi	2/2.0 (-1)	1,704 (+3%)	9mo	$39,900	$23	55
907 Valley Rd	0.72mi	3/2.0	1,600 (-3%)	5mo	$189,900	$119	52
930 Mathews Ave	0.44mi	3/2.0	1,809 (+9%)	10mo	$199,900	$111	52
1207 1st Ave	0.68mi	4/2.0 (+1)	1,632 (-1%)	8mo	$79,900	$49	50
726 Amity Dr	0.52mi	2/1.5 (-1)	1,459 (-12%)	1mo	$95,000	$65	48
624 Randolph St	0.63mi	3/1.5	1,488 (-10%)	10mo	$150,000	$101	44
846 Somerset Dr	0.48mi	4/1.5 (+1)	1,415 (-15%)	8mo	$125,000	$88	40
1001 Valley Rd	0.71mi	4/1.5 (+1)	1,899 (+15%)	8mo	$165,000	$87	29

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

Projected returns pro-forma

-1.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.9%
• Equity multiple: 2.77×
• Total profit: $29,716
• Equity at exit: $14,342

10-year hold

• IRR: 42.2%
• Equity multiple: 5.47×
• Total profit: $74,929
• Equity at exit: $14,960

Cash invested: $16,772 (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 25312

• Home prices YoY: -0.5%
• Active inventory: 40
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$87 /mo · $1,046/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $539

Break-even live

Break-even rent $540

Max offer price $59,900

Occupancy floor 51%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $59,900 Active 2 DOM
2. 2026-06-18
   remarks 286-char remark
3. 2026-06-18
   listed $59,900 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: $1,046 · $87/mo
• Projected year-2 tax: $1,046 · $87/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 5/10 Major 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,658
• − Mortgage interest: −$3,355
• − Property taxes: −$1,046
• − Insurance: −$300
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$1,743
• Taxable income: $5,869
• Est. tax owed @ 24.0%: −$1,409
• After-tax cash flow: $5,056/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: Kanawha County Schools
• NCES district ID: 5400600
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $44,329
• Composite: 29.35/100
• National rank: #6540
• State rank: #17 of 55 in WV

Livability — Charleston

• Score: 85/100
• State rank: #3
• US rank: #524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, WV
• City population: 33,502
• Population (ZIP): 10,089

Population outlook (Kanawha County) Hauer SSP2

• Today (2025): 178,946 people
• By 2030: 172,906 · -3.4%
• By 2040: 159,874 · -10.7%
• By 2050: 148,148 · -17.2%
• By 2075: 123,257 · -31.1%
• By 2100: 96,454 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 1%
• Common ancestry: Slovak 2% Iranian 1% Serbian 1%

Political lean MEDSL · Kanawha

• 2024 margin: R (+17.4) · D 40.2% · R 57.6% · Other 2.2%
• 2008→2024 swing: -17.0pp toward R · 2008: -0.4pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.7 2016: R+20.6 2012: R+11.9 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.04%
• Current HPI: 205.2853
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+185.2% since first listed

10 events — show timeline

• 2026-06-17 Listed $59,900 KVBOR
• 2025-08-25 Price Changed $59,900 KVBOR
• 2025-07-31 Price Changed $65,000 KVBOR
• 2025-07-18 Price Changed $68,500 KVBOR
• 2025-07-11 Relisted — KVBOR
• 2025-06-19 Pending — KVBOR
• 2025-06-09 Listed $70,000 KVBOR
• 2024-01-31 Sold (Public Records) $42,500 Public Records
• 2017-12-18 Sold (MLS) $20,290 KVBOR
• 2017-09-14 Listed $21,000 KVBOR

Property tax history

+7.1%/yr

Latest (2025): $1,046 · +0.0% YoY. Source: county tax records.