136 Beckelheimer St · Crab Orchard, WV 25878

$23,000

3 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 7 Days on market

Built 1900 3,746 sqft lot

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

approximately 1,416 square feet, this property is ready for a complete transformation. Tucked away from the hustle and bustle yet conveniently close to everyday amenities, this fixer-upper presents an opportunity for investors, flippers, or those seeking their next renovation project. The home is in poor condition and will require substantial repairs and updates throughout. Bring your vision, tools, and creativity to unlock the value hidden within this property. Sold strictly AS IS,

Key facts

• 3,746 sq ft lot
• Parking
• Built 1900

Property features AI

Finance

• Other: Lot size approximately 3,746 sq ft (0.086 acres)
• HOA & community: Homeowners association present

Exterior

• Parking: 1 total parking space; 1 covered space; Carport (1 space)
• Utilities: Public water; Sewer: other
• Home design: Residential property; Two levels; Wood siding construction
• Construction: Wood siding construction; Roof: other; Basement present
• Exterior features: None listed; Rolling slope lot; Rolling topography; Has a view

Interior

• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type: other); Has cooling (type: other)
• Interior features: Other interior features; Basement present (details: other); 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $835 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $23k).

Location & tenants

• Location reads 58/100 on livability (#241 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: Ridgeview Elementary (math 42% / reading 47%, grade F, #71 of 377 statewide, top 22%, 420 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: 3 active listings in the ZIP; 41 units permitted in Raleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $849 of equity ($159 loan paydown + $690 appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $23,000

Questions for the listing agent

1. Built in 1900 — 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 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.42% ✓
• Cap rate: 49.87%
• Cash-on-cash: 155.64%
• DSCR: 7.93
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 9.69×
• Total profit: $55,984
• Equity at exit: $10,342

10-year hold

• IRR: —
• Equity multiple: 20.37×
• Total profit: $124,762
• Equity at exit: $15,938

Cash invested: $6,440 (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 25878

• Active inventory: 3
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$121
• Tax from tax record: −$20 /mo · $236/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $835

Break-even live

Break-even rent $190

Max offer price $23,000

Occupancy floor 28%

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: $5,750
• Closing costs: $690
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-16
   days on market $23,000 Active 7 DOM
2. 2026-06-15
   days on market $23,000 Active 6 DOM
3. 2026-06-14
   days on market $23,000 Active 4 DOM
4. 2026-06-12
   days on market $23,000 Active 3 DOM
5. 2026-06-09
   remarks 487-char remark
6. 2026-06-09
   listed $23,000 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: $236 · $20/mo
• Projected year-2 tax: $236 · $20/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low

Taxation est. · year 1

• Rental income: $14,964
• − Mortgage interest: −$1,288
• − Property taxes: −$236
• − Insurance: −$115
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$669
• Taxable income: $10,262
• Est. tax owed @ 24.0%: −$2,463
• After-tax cash flow: $7,561/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 — Crab Orchard

• Score: 58/100
• State rank: #241
• US rank: #20846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 968

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 4% Portuguese 3%

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-08 Listed $23,000 BBOR

Property tax history

+1.9%/yr

Latest (2025): $236 · +3.7% YoY. Source: county tax records.