714 Seneca Tpke · Beverly, WV 26253

$34,900

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 112 Days on market

Built 1970 0.41 ac lot $31/sqft · 80% below area ↓ 37% since listing

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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 +5.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Ranch style home with private back yard. Great home to flip or fix up for a rental unit or a permanent residence. Also could be a commercial location.

Key facts

• Private back yard
• 0.41 acre lot
• Built 1970

Tags

• PRIVATE BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#172 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B; Watch: health & safety C-, schools D, amenities F.
• Randolph County Schools (town): math 24% / reading 35% proficiency, ranked #33 of 55 in WV (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 3 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $779 of equity ($241 loan paydown + $538 appreciation (1.5% local appreciation)).
• Randolph County population projected at -13% 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 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 1970 — 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. 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: 3.04% ✓
• Cap rate: 27.41%
• Cash-on-cash: 75.42%
• DSCR: 4.36
• GRM: 2.7

CMA / ARV

• ARV (median comp): $172,235
• List price: $34,900
• Delta: -79.74%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

1.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 78.8%
• Equity multiple: 5.17×
• Total profit: $40,706
• Equity at exit: $12,906

10-year hold

• IRR: 79.3%
• Equity multiple: 10.57×
• Total profit: $93,564
• Equity at exit: $17,946

Cash invested: $9,772 (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 26253

• Home prices YoY: 1.0%
• Active inventory: 15
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$27 /mo · $325/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $614

Break-even live

Break-even rent $284

Max offer price $34,900

Occupancy floor 37%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-24
   price $34,900 150-char remark

   Show marketing remark (150 chars)

   Ranch style home with private back yard. Great home to flip or fix up for a rental unit or a permanent residence. Also could be a commercial location.

2. 2026-03-26
   price $39,900 150-char remark

   Show marketing remark (150 chars)

   Ranch style home with private back yard. Great home to flip or fix up for a rental unit or a permanent residence. Also could be a commercial location.

3. 2026-02-04
   listed $44,900 Active 150-char remark

   Show marketing remark (150 chars)

   Ranch style home with private back yard. Great home to flip or fix up for a rental unit or a permanent residence. Also could be a commercial location.

4. 2004-05-04
   soldstatus $55,500

ⓘ 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: $325 · $27/mo
• Projected year-2 tax: $325 · $27/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 5/10 Major FEMA zone X (unshaded) · 24% 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 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,741
• − Mortgage interest: −$1,955
• − Property taxes: −$325
• − Insurance: −$174
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$1,015
• Taxable income: $7,233
• Est. tax owed @ 24.0%: −$1,736
• After-tax cash flow: $5,634/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: Randolph County Schools
• NCES district ID: 5401260
• Math proficiency: 24% ▼ -5.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $37,907
• Composite: 24.6/100
• National rank: #7633
• State rank: #33 of 55 in WV

Livability — Beverly

• Score: 63/100
• State rank: #172
• US rank: #15932

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,803

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 28,286 people
• By 2030: 27,558 · -2.6%
• By 2040: 25,970 · -8.2%
• By 2050: 24,529 · -13.3%
• By 2075: 21,645 · -23.5%
• By 2100: 17,349 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7%
• Common ancestry: Iranian 6% Slovak 5% Scotch-Irish 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+46.1) · D 25.9% · R 72.1% · Other 2.0%
• 2008→2024 swing: -32.1pp toward R · 2008: -14.0pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+43.5 2016: R+44.9 2012: R+29.1 2008: R+14.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.54%
• Current HPI: 151.4431
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-37.1% since first listed

4 events — show timeline

• 2026-04-24 Price Changed $34,900 NCWVREIN
• 2026-03-26 Price Changed $39,900 NCWVREIN
• 2026-02-04 Listed $44,900 NCWVREIN
• 2004-05-04 Sold (Public Records) $55,500 Public Records

Property tax history

-6.0%/yr

Latest (2025): $325 · +5.3% YoY. Source: county tax records.