310 Clyde St · Beckley, WV 25801

$79,000

3 bd · 1.0 ba · 1,460 sqft · SingleFamily public records · 59 Days on market

Built 1935 6,298 sqft lot Est $126k · 37% under

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

Welcome to 310 Clyde Street in Beckley, WV—an incredible opportunity to own a charming home at an unbeatable price of just $79,000! This inviting property offers 1,527 square feet of comfortable living space, featuring 6 well-proportioned rooms, including 3 spacious bedrooms and 1 full bathroom. Whether you're a first-time homebuyer, investor, or someone looking to downsize without sacrificing space, this home delivers both value and versatility. Step inside and imagine the possibilities—generous room sizes provide flexibility for living, dining, home office space, or even a hobby room. Natural light flows throughout, creating a warm and welcoming atmosphere that instantly feel

Key facts

• Generous room sizes
• Natural light
• Outdoor living

Tags

• GENEROUS ROOM SIZES
• NATURAL LIGHT
• OUTDOOR LIVING

Property features AI

Exterior

• Parking: Has garage; Other parking features
• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Other construction materials; Other roof
• Exterior features: Other exterior features; Has view; Level lot

Interior

• Kitchen: Eat-in kitchen
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Natural gas heating; Has cooling
• Interior features: Eat-in kitchen; Finished basement
• Laundry & utility: Electric water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 1.68% ✓
• Cap rate: 14.82%
• Cash-on-cash: 30.47%
• DSCR: 2.36
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $125,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Grove Ave	0.36mi	3/1.5	1,448 (-1%)	0mo	$162,000	$112	80
303 East Prince St	0.24mi	3/2.0	1,316 (-10%)	4mo	$85,000	$65	65
116 Clyde St	0.28mi	3/1.0	1,283 (-12%)	4mo	$33,000	$26	63
144 Jefferson St	0.36mi	3/2.0	1,366 (-6%)	10mo	$199,000	$146	60
105 1/2 Laurel Ter	0.38mi	2/1.5 (-1)	1,568 (+7%)	6mo	$115,000	$73	58
110 Winger Ave	0.46mi	3/2.5	1,344 (-8%)	2mo	$170,500	$127	57
115 Williams St	0.36mi	3/3.0	1,676 (+15%)	4mo	$139,900	$83	47
107 Croft St	0.60mi	3/1.5	1,628 (+12%)	6mo	$140,000	$86	46
312 N Vance Dr	0.53mi	3/1.0	1,252 (-14%)	8mo	$117,000	$93	45
120 Huffman St	0.61mi	2/1.0 (-1)	1,312 (-10%)	9mo	$94,900	$72	42
105 Catlett St	0.65mi	2/2.0 (-1)	1,306 (-10%)	6mo	$110,000	$84	38
337 Mankin Ave	0.67mi	3/1.0	1,250 (-14%)	10mo	$169,000	$135	36

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: 26.5%
• Equity multiple: 2.11×
• Total profit: $24,644
• Equity at exit: $11,779

10-year hold

• IRR: 34.8%
• Equity multiple: 4.37×
• Total profit: $74,577
• Equity at exit: $6,830

Cash invested: $22,120 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$41 /mo · $491/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $562

Break-even live

Break-even rent $618

Max offer price $79,000

Occupancy floor 53%

Sensitivity live

Price	-10% $606	-5% $584	+0% $562	+5% $539	+10% $517
Rent	-10% $457	-5% $509	+0% $562	+5% $614	+10% $667
Rate	-1.0pp $601	-0.5pp $582	base $562	+0.5pp $541	+1.0pp $520

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $79,000 Active 59 DOM
2. 2026-06-18
   days on market $79,000 Active 58 DOM
3. 2026-06-17
   days on market $79,000 Active 57 DOM
4. 2026-06-16
   days on market $79,000 Active 56 DOM
5. 2026-06-15
   days on market $79,000 Active 55 DOM
6. 2026-06-14
   days on market $79,000 Active 53 DOM
7. 2026-06-12
   days on market $79,000 Active 52 DOM
8. 2026-06-09
   days on market $79,000 Active 49 DOM
9. 2026-06-08
   days on market $79,000 Active 48 DOM
10. 2026-06-07
    days on market $79,000 Active 47 DOM
11. 2026-06-03
    days on market $79,000 Active 43 DOM
12. 2026-06-02
    days on market $79,000 Active 42 DOM
13. 2026-06-01
    days on market $79,000 Active 41 DOM
14. 2026-05-31
    days on market $79,000 Active 40 DOM
15. 2026-05-30
    days on market $79,000 Active 39 DOM
16. 2026-05-06
    status Active
17. 2026-04-22
    historical Active Under Contract
18. 2026-04-21
    listed $79,000 Active
19. 2025-07-14
    listed Active

ⓘ 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: $491 · $41/mo
• Projected year-2 tax: $491 · $41/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $15,945
• − Mortgage interest: −$4,425
• − Property taxes: −$491
• − Insurance: −$395
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$2,298
• Taxable income: $5,785
• Est. tax owed @ 24.0%: −$1,388
• After-tax cash flow: $5,351/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

4 events — show timeline

• 2026-05-06 Relisted — BBOR
• 2026-04-22 Contingent — BBOR
• 2026-04-21 Listed $79,000 BBOR
• 2025-07-14 Listed — BBOR

Property tax history

+9.5%/yr

Latest (2025): $491 · +205.6% YoY. Source: county tax records.