492 Main St · Beverly, WV 26253

$155,900

3 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 72 Days on market

Built 1995 0.34 ac lot $87/sqft · 22% below area Est $200k · 22% under ↓ 8% since listing

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Appreciation +5.8/10.0
• DSCR +4.2/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

A beautiful 3 bed 2 bath brick ranch style home in the charming town of Beverly. With a fenced in back yard and big deck this home is perfect for those with dogs or kids that they want to ensure are safe as they play outside. Lot is . 34 acres and has lots of potential with plenty of parking and a detached one stall garage. Home features washer, dryer, dishwasher, hot water heater, range, refrigerator, furnace and central heating/cooling. Come check out this charming ranch home with lots of potential!

Key facts

• 0.34 acre lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $20 ($235/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (21.9% below list).
• Recommended offer: $122k (21.9% below list) — sets the bar for 1% rule.

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 $3k of equity ($1k loan paydown + $2k 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 $44k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($147k) is reasonable based on typical stale-listing flexibility.

Recommended offer $121,776 (21.9% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.78% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 10.7

CMA / ARV

• ARV (median comp): $200,150
• List price: $155,900
• Delta: -22.11%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Crawford	0.39mi	3/2.0	1,850 (+3%)	8mo	$245,000	$132	70
308 Files Crk	0.63mi	3/2.0	1,600 (-11%)	11mo	$283,000	$177	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 3.6%
• Equity multiple: 1.19×
• Total profit: $8,261
• Equity at exit: $57,652

10-year hold

• IRR: 7.6%
• Equity multiple: 1.99×
• Total profit: $43,057
• Equity at exit: $80,165

Cash invested: $43,652 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$818
• Tax from tax record: −$60 /mo · $719/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $20

Break-even live

Break-even rent $1,193

Max offer price $155,900

Occupancy floor 93%

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: $38,975
• Closing costs: $4,677
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $155,900 Active 72 DOM
2. 2026-06-17
   days on market $155,900 Active 71 DOM
3. 2026-06-16
   days on market $155,900 Active 70 DOM
4. 2026-06-15
   days on market $155,900 Active 69 DOM
5. 2026-06-15
   days on market $155,900 Active 68 DOM
6. 2026-06-13
   days on market $155,900 Active 67 DOM
7. 2026-06-12
   days on market $155,900 Active 66 DOM
8. 2026-06-09
   days on market $155,900 Active 63 DOM
9. 2026-06-08
   days on market $155,900 Active 62 DOM
10. 2026-06-08
    days on market $155,900 Active 61 DOM
11. 2026-06-07
    days on market $155,900 Active 60 DOM
12. 2026-06-04
    days on market $155,900 Active 58 DOM
13. 2026-06-03
    days on market $155,900 Active 57 DOM
14. 2026-06-02
    days on market $155,900 Active 56 DOM
15. 2026-06-01
    days on market $155,900 Active 55 DOM
16. 2026-05-31
    price $155,900 Active 54 DOM
17. 2026-05-31
    days on market $170,000 Active 54 DOM
18. 2026-05-09
    price $170,000 506-char remark

    Show marketing remark (506 chars)

    A beautiful 3 bed 2 bath brick ranch style home in the charming town of Beverly. With a fenced in back yard and big deck this home is perfect for those with dogs or kids that they want to ensure are safe as they play outside. Lot is . 34 acres and has lots of potential with plenty of parking and a detached one stall garage. Home features washer, dryer, dishwasher, hot water heater, range, refrigerator, furnace and central heating/cooling. Come check out this charming ranch home with lots of potential!

19. 2026-05-05
    price $180,000 506-char remark

    Show marketing remark (506 chars)

    A beautiful 3 bed 2 bath brick ranch style home in the charming town of Beverly. With a fenced in back yard and big deck this home is perfect for those with dogs or kids that they want to ensure are safe as they play outside. Lot is . 34 acres and has lots of potential with plenty of parking and a detached one stall garage. Home features washer, dryer, dishwasher, hot water heater, range, refrigerator, furnace and central heating/cooling. Come check out this charming ranch home with lots of potential!

20. 2026-04-07
    listed $185,000 Active 506-char remark

    Show marketing remark (506 chars)

    A beautiful 3 bed 2 bath brick ranch style home in the charming town of Beverly. With a fenced in back yard and big deck this home is perfect for those with dogs or kids that they want to ensure are safe as they play outside. Lot is . 34 acres and has lots of potential with plenty of parking and a detached one stall garage. Home features washer, dryer, dishwasher, hot water heater, range, refrigerator, furnace and central heating/cooling. Come check out this charming ranch home with lots of potential!

ⓘ 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: $719 · $60/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$200/yr (+$17/mo · 27.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 21 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: $14,613
• − Mortgage interest: −$8,733
• − Property taxes: −$719
• − Insurance: −$780
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$4,535
• Taxable loss: −$2,492
• Est. tax savings @ 24.0%: +$598
• After-tax cash flow: $833/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

• Census place: Beverly, WV
• 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

-8.1% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $170,000 NCWVREIN
• 2026-05-05 Price Changed $180,000 NCWVREIN
• 2026-04-07 Listed $185,000 NCWVREIN

Property tax history

+0.4%/yr

Latest (2025): $719 · +3.4% YoY. Source: county tax records.