220 Ridgecrest Ave · Beckley, WV 25801

$88,000

2 bd · 1.0 ba · 908 sqft · SingleFamily public records · 5 Days on market

Built 1968

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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
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• 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

Great investment opportunity! If you are looking for a place to call home, this might be it. 220 Ridgecrest Ave offers two large bedrooms and one full bath upstairs. The kitchen offers beautifully painted cabinets and countertops with an eat in dining room. Bring the outside in with double doors at the front and a new patio. The front yard is enclosed with a chain-link fence. Downstairs offers a bedroom, full bathroom with a standup shower, and a small kitchenette. The large laundry room houses the newer HVAC system and the newer hot water heater. There is a separate entrance that can easily be utilized by a roommate. 1.8 miles to West Virginia University Institute of Technology 9.9 m

Key facts

• New patio
• Separate entrance
• Small kitchenette

Tags

• LARGE LAUNDRY ROOM
• NEW PATIO
• SEPARATE ENTRANCE
• SMALL KITCHENETTE

Property features AI

Exterior

• Home design: Residential property
• Construction: Stucco and block construction; Block foundation; Built with metal roofing
• Exterior features: Metal roof

Interior

• Kitchen: Dishwasher; Refrigerator; Oven
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Hardwood; Vinyl; Concrete; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Central air; Ceiling fans
• Interior features: Ceiling fans; Laminate countertops

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Cap rate 11.3% vs local median 7.0% in Beckley — 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 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, schools D-, crime 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.
• 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 $608 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $88,000

Questions for the listing agent

1. Built in 1968 — 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: 1.28% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.82%
• DSCR: 1.79
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $46,308
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 F St	0.54mi	3/1.0 (+1)	916 (+1%)	14mo	$93,000	$102	57
172 Sullivan Rd	0.66mi	3/1.0 (+1)	884 (-3%)	11mo	$45,000	$51	51
112 Cannaday St	0.57mi	3/1.0 (+1)	1,025 (+13%)	12mo	$15,000	$15	37
112 Deegans St	0.63mi	3/1.5 (+1)	1,000 (+10%)	13mo	$114,999	$115	36
117 Rice St	0.65mi	2/1.0	781 (-14%)	22mo	$15,000	$19	28

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: 10.6%
• Equity multiple: 1.42×
• Total profit: $10,440
• Equity at exit: $13,121

10-year hold

• IRR: 20.5%
• Equity multiple: 2.83×
• Total profit: $44,969
• Equity at exit: $7,609

Cash invested: $24,640 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$23 /mo · $270/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $366

Break-even live

Break-even rent $659

Max offer price $88,000

Occupancy floor 62%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-12
   statusdays on marketlisting id $88,000 Pending 5 DOM
2. 2026-06-09
   days on market $88,000 Active 4 DOM
3. 2026-06-08
   days on market $88,000 Active 3 DOM
4. 2026-06-07
   pricedays on marketlisting id $88,000 Active 2 DOM
5. 2026-06-03
   days on market $111,000 Active 48 DOM
6. 2026-06-02
   days on market $111,000 Active 47 DOM
7. 2026-06-01
   days on market $111,000 Active 46 DOM
8. 2026-05-31
   days on market $111,000 Active 45 DOM
9. 2026-05-30
   days on market $111,000 Active 44 DOM
10. 2026-04-16
    listed $111,000 Active
11. 2025-10-31
    soldstatus $60,000

ⓘ 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: $270 · $23/mo
• Projected year-2 tax: $519 · $43/mo
• Expected delta: +$249/yr (+$21/mo · 92.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 20 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: $13,468
• − Mortgage interest: −$4,929
• − Property taxes: −$270
• − Insurance: −$440
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$2,560
• Taxable income: $3,113
• Est. tax owed @ 24.0%: −$747
• After-tax cash flow: $3,644/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

+85.0% since first listed

2 events — show timeline

• 2026-04-16 Listed $111,000 GVBOR
• 2025-10-31 Sold (Public Records) $60,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $270 · +13.0% YoY. Source: county tax records.