136 Beckelheimer St

Crab Orchard, WV 25878

$23,000D+

3 bd · 1.0 ba · 1,416 sqft · Built 1900 · SingleFamily · Active · 7 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,247/mo
• Mortgage (P&I): −$121
• Tax + insurance: −$29
• HOA: −$0
• Vac / Maint / Mgmt: −$262
• Net cashflow: $835/mo
• Annual: $10,024/yr
• Cap rate: 49.87%
• Cash-on-cash: 155.64%
• DSCR: 7.93
• 1% rule: 5.42%
• Cash to close: $6,440

Investor read

• This is a 3-bed/1.0-bath single-family listed at $23k.
• 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).
• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $849 of equity ($159 loan paydown + $690 appreciation (3.0% local appreciation)).
• 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.
• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 3 active listings in the ZIP; 41 units permitted in Raleigh County in 2024 (0 in 5+ unit buildings).
• 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.

Questions for listing agent

• Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.