503 Scott Ave · Beckley, WV 25801

$20,000

3 bd · 1.0 ba · 834 sqft · SingleFamily public records · 277 Days on market

Built 1965 4,791 sqft lot

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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
• 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 MLS

Contractor of Handyman special. It is unknown if any of the systems are functional.

Key facts

• 4,791 sq ft lot
• Built 1965
• Listed 276 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Two levels; Has a view; Entry street: Scott Ave (directions: From E Prince Street turn onto Scott Ave, home is on the left.)
• Construction: Built with other/unspecified construction materials; Asphalt roof; Crawl space; no full basement
• Exterior features: No notable exterior features listed; Rolling slope lot

Interior

• Kitchen: No specific appliances listed beyond general appliances
• Bedrooms: One main-level bedroom
• Flooring: Other flooring
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Gas water heater; Other interior finishes
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.
• Cap rate 57.0% 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, crime F, amenities 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: Beckley Elementary (math 17% / reading 22%, grade F, #350 of 377 statewide, top 95%, 320 students, 0% FRL); Beckley-Stratton Middle School (math 14% / reading 27%, grade F, #102 of 109 statewide, top 94%, 674 students, 0% FRL); Woodrow Wilson High School (math 24% / reading 56%, grade F, #20 of 110 statewide, top 17%, 1,330 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: 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 $138 of loan paydown is wiped out by about $600 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 277 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $20k implies a 150% gain — meaningful room to come down on a strong offer.

Recommended offer $17,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 277 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.25% ✓
• Cap rate: 57.02%
• Cash-on-cash: 181.18%
• DSCR: 9.06
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $94,242
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Clyde St	0.09mi	3/1.0	870 (+4%)	12mo	$105,000	$121	78
222 Clyde St	0.15mi	3/1.0	882 (+6%)	11mo	$56,000	$63	74
110 Lancaster St	0.45mi	2/1.0 (-1)	840 (+1%)	15mo	$143,000	$170	61
208 E St	0.63mi	2/1.0 (-1)	819 (-2%)	7mo	$50,000	$61	57
203 Stanley St	0.40mi	2/1.0 (-1)	892 (+7%)	14mo	$79,500	$89	53
100 Kinzer St	0.66mi	2/1.0 (-1)	888 (+6%)	2mo	$100,000	$113	52
106 Hager St	0.75mi	2/1.0 (-1)	816 (-2%)	12mo	$99,000	$121	47
618 Johnstown Rd	0.47mi	2/1.0 (-1)	720 (-14%)	10mo	$116,000	$161	42
104 Hoover St	0.70mi	2/1.0 (-1)	780 (-6%)	14mo	$49,500	$63	40
219 South Vance St	0.70mi	2/1.0 (-1)	910 (+9%)	10mo	$124,900	$137	39
118 Laurel Ter	0.72mi	2/1.0 (-1)	748 (-10%)	13mo	$43,000	$57	33
541 Orchard Ave	0.74mi	2/1.0 (-1)	939 (+13%)	10mo	$100,000	$106	31

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: —
• Equity multiple: 10.33×
• Total profit: $52,224
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 22.72×
• Total profit: $121,609
• Equity at exit: $1,729

Cash invested: $5,600 (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: 1.3×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $846

Break-even live

Break-even rent $181

Max offer price $20,000

Occupancy floor 27%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-01
   days on market $20,000 Active 277 DOM
2. 2026-05-31
   days on market $20,000 Active 276 DOM
3. 2026-05-30
   days on market $20,000 Active 275 DOM
4. 2025-12-22
   price $20,000
5. 2025-08-28
   listed $30,000 Active
6. 2024-09-20
   soldstatus $8,000 83-char remark

   Show marketing remark (83 chars)

   Contractor of Handyman special. It is unknown if any of the systems are functional.

7. 2024-07-17
   listed $12,500 83-char remark

   Show marketing remark (83 chars)

   Contractor of Handyman special. It is unknown if any of the systems are functional.

ⓘ 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: $353 · $29/mo
• Projected year-2 tax: $353 · $29/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°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: $15,010
• − Mortgage interest: −$1,120
• − Property taxes: −$353
• − Insurance: −$100
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$582
• Taxable income: $10,453
• Est. tax owed @ 24.0%: −$2,509
• After-tax cash flow: $7,637/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

+60.0% since first listed

4 events — show timeline

• 2025-12-22 Price Changed $20,000 BBOR
• 2025-08-28 Listed $30,000 BBOR
• 2024-09-20 Sold (MLS) $8,000 BBOR
• 2024-07-17 Listed $12,500 BBOR

Property tax history

-3.0%/yr

Latest (2025): $353 · +8.7% YoY. Source: county tax records.