116 Westwood Dr · Beckley, WV 25801

$161,000

3 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 138 Days on market

Built 1947 10,402 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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Rent growth +3.6/5.0
• 1% rule +3.2/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home sweet home! This home offers many new updates along with the original 1940's charm. There's original hardwood floors, doors, & trim, a recently updated bathroom & new kitchen flooring, a fireplace with gas logs to keep you cozy in the cold months, new basement windows, & a newer metal roof. The rooms are very spacious. The basement has a fresh coat of paint, & there's a whole house Generator!

Key facts

• Hardwood flooring
• Extra storage
• Workshop hobby area

Tags

• HARDWOOD FLOORING
• COZY FIREPLACE
• FULL BASEMENT
• WORKSHOP HOBBY AREA
• EXTRA STORAGE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential property; One and a half stories; Vinyl siding
• Construction: Vinyl siding construction; Metal roof; Finished below-grade area
• Exterior features: Metal roof; Level to rolling lot

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Heat pump; Window air conditioning units
• Interior features: Eat-in kitchen; Finished basement; Has a view

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $161k.

Deal economics

• At list price, monthly cash flow is $55 ($654/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 $131k (18.4% below list).
• Recommended offer: $131k (18.4% below list) — sets the bar for 1% rule.

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: Crescent Elementary (math 57% / reading 42%, grade D, #49 of 377 statewide, top 16%, 323 students, 0% FRL); Park Middle School (math 40% / reading 49%, grade D, #10 of 109 statewide, top 8%, 394 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); 114 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,336 (18.4% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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: 0.82% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $106,506
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Pack St	0.30mi	3/1.5	1,104 (+0%)	15mo	$139,900	$127	71
317 Quarry St	0.30mi	2/1.0 (-1)	1,074 (-2%)	9mo	$40,000	$37	70
112 Wilkes Ave	0.35mi	2/1.0 (-1)	1,008 (-8%)	2mo	$125,000	$124	63
604 N Oakwood Ave	0.59mi	3/1.0	1,155 (+5%)	8mo	$127,000	$110	57
104 Edwards St	0.52mi	3/1.0	1,112 (+1%)	22mo	$108,000	$97	55
205 Loflin St	0.43mi	2/2.0 (-1)	1,008 (-8%)	8mo	$25,000	$25	50
116 Pershing Ave	0.47mi	2/2.0 (-1)	1,143 (+4%)	22mo	$142,000	$124	44
321 Milliron Ave	0.33mi	2/1.0 (-1)	984 (-10%)	23mo	$70,000	$71	43
209 Joseph St	0.62mi	2/1.0 (-1)	1,244 (+13%)	11mo	$109,000	$88	34

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: -12.8%
• Equity multiple: 0.53×
• Total profit: $-21,005
• Equity at exit: $24,006

10-year hold

• IRR: -2.2%
• Equity multiple: 0.84×
• Total profit: $-7,024
• Equity at exit: $13,920

Cash invested: $45,080 (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: 114
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$844
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $55

Break-even live

Break-even rent $1,244

Max offer price $161,000

Occupancy floor 91%

Sensitivity live

Price	-10% $146	-5% $100	+0% $55	+5% $9	+10% $-37
Rent	-10% $-49	-5% $3	+0% $55	+5% $106	+10% $158
Rate	-1.0pp $136	-0.5pp $95	base $55	+0.5pp $13	+1.0pp $-30

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: $40,250
• Closing costs: $4,830
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $161,000 Active 138 DOM
2. 2026-06-19
   days on market $161,000 Active 135 DOM
3. 2026-06-18
   days on market $161,000 Active 134 DOM
4. 2026-06-17
   days on market $161,000 Active 133 DOM
5. 2026-06-16
   days on market $161,000 Active 132 DOM
6. 2026-06-15
   days on market $161,000 Active 131 DOM
7. 2026-06-14
   days on market $161,000 Active 129 DOM
8. 2026-06-12
   days on market $161,000 Active 128 DOM
9. 2026-06-09
   days on market $161,000 Active 125 DOM
10. 2026-06-08
    days on market $161,000 Active 124 DOM
11. 2026-06-07
    days on market $161,000 Active 123 DOM
12. 2026-06-03
    days on market $161,000 Active 119 DOM
13. 2026-06-02
    days on market $161,000 Active 118 DOM
14. 2026-06-01
    days on market $161,000 Active 117 DOM
15. 2026-05-31
    days on market $161,000 Active 116 DOM
16. 2026-05-30
    days on market $161,000 Active 115 DOM
17. 2026-05-20
    price $161,000
18. 2026-04-11
    price $165,000
19. 2026-02-04
    listed $170,000 Active
20. 2023-08-14
    soldstatus $140,000 421-char remark

    Show marketing remark (421 chars)

    Home sweet home! This home offers many new updates along with the original 1940's charm. There's original hardwood floors, doors, & trim, a recently updated bathroom & new kitchen flooring, a fireplace with gas logs to keep you cozy in the cold months, new basement windows, & a newer metal roof. The rooms are very spacious. The basement has a fresh coat of paint, & there's a whole house Generator!

21. 2023-08-14
    soldstatus $140,000

    Show marketing remark (421 chars)

    Home sweet home! This home offers many new updates along with the original 1940's charm. There's original hardwood floors, doors, & trim, a recently updated bathroom & new kitchen flooring, a fireplace with gas logs to keep you cozy in the cold months, new basement windows, & a newer metal roof. The rooms are very spacious. The basement has a fresh coat of paint, & there's a whole house Generator!

22. 2023-07-10
    listed $135,000 421-char remark

    Show marketing remark (421 chars)

    Home sweet home! This home offers many new updates along with the original 1940's charm. There's original hardwood floors, doors, & trim, a recently updated bathroom & new kitchen flooring, a fireplace with gas logs to keep you cozy in the cold months, new basement windows, & a newer metal roof. The rooms are very spacious. The basement has a fresh coat of paint, & there's a whole house Generator!

ⓘ 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: $860 · $72/mo
• Projected year-2 tax: $950 · $79/mo
• Expected delta: +$90/yr (+$7/mo · 10.5%)

ⓘ 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 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: $15,760
• − Mortgage interest: −$9,019
• − Property taxes: −$860
• − Insurance: −$805
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$4,684
• Taxable loss: −$2,128
• Est. tax savings @ 24.0%: +$511
• After-tax cash flow: $1,165/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

+19.3% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $161,000 BBOR
• 2026-04-11 Price Changed $165,000 BBOR
• 2026-02-04 Listed $170,000 BBOR
• 2023-08-14 Sold (Public Records) $140,000 Public Records
• 2023-08-14 Sold (MLS) $140,000 BBOR
• 2023-07-10 Listed $135,000 BBOR

Property tax history

+40.8%/yr

Latest (2025): $860 · +104.8% YoY. Source: county tax records.