411 Paint St · Beckley, WV 25801

$165,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 4 Days on market

Built 1945 2.45 ac lot

---

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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Rent growth +3.6/5.0
• 1% rule +3.1/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 3-bedroom, 2-bath home situated on over 2 acres in Beckley. This property offers a convenient location close to shopping, dining, schools, and medical facilities while providing plenty of outdoor space. Features include a detached garage and spacious yard. A great opportunity for buyers looking for acreage and convenience in one property. Sale includes two parcels, an adjacent 3rd parcel is available to purchase for additional acreage.

Key facts

• Spacious yard
• Two parcels
• Outdoor space

Tags

• DETACHED GARAGE
• SPACIOUS YARD
• OUTDOOR SPACE
• CONVENIENT LOCATION
• TWO PARCELS

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered parking spaces; 2-car garage; Open parking with asphalt surface
• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Masonite exterior; Metal roof; Built area above grade: 1,440 square feet
• Exterior features: Covered patio/porch; Property has a view; Lot is mostly level with rolling slope

Interior

• Kitchen: Cooktop; Refrigerator
• Flooring: Hardwood floors; Laminate floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; No central cooling
• Interior features: Eat-in kitchen; Unfinished basement
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $30 ($358/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 $133k (19.5% below list).
• Recommended offer: $133k (19.5% 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: Mabscott Elementary (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 222 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); 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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,900 (19.5% below list)

Questions for the listing agent

1. Built in 1945 — 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. 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?
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: 0.81% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $93,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Reservoir Rd	0.33mi	3/2.0	1,417 (-2%)	12mo	$156,000	$110	68
128 N Second St	0.26mi	2/1.0 (-1)	1,344 (-7%)	11mo	$69,900	$52	63
107 Croft St	0.28mi	3/1.5	1,628 (+13%)	5mo	$140,000	$86	58
115 Adkins St	0.51mi	4/1.0 (+1)	1,453 (+1%)	17mo	$14,000	$10	56
116 Clyde St	0.57mi	3/1.0	1,283 (-11%)	4mo	$33,000	$26	52
303 East Prince St	0.61mi	3/2.0	1,316 (-9%)	4mo	$85,000	$65	50
1519 Harper Rd	0.73mi	3/1.5	1,536 (+7%)	8mo	$73,000	$48	46
425 Hull St	0.34mi	3/1.0	1,637 (+14%)	19mo	$148,000	$90	46
220 7th St	0.74mi	3/2.5	1,400 (-3%)	18mo	$80,000	$57	40
209 Belle Vue Ln	0.68mi	3/1.5	1,604 (+11%)	10mo	$52,000	$32	39
207 Clyde St	0.64mi	3/2.0	1,632 (+13%)	15mo	$159,000	$97	31
227 East Prince St	0.57mi	4/2.0 (+1)	1,228 (-15%)	20mo	$120,000	$98	23

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-23,197
• Equity at exit: $24,602

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-10,846
• Equity at exit: $14,266

Cash invested: $46,200 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$86 /mo · $1,032/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $30

Break-even live

Break-even rent $1,291

Max offer price $165,000

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $165,000 Active 4 DOM
2. 2026-06-18
   days on market $165,000 Active 3 DOM
3. 2026-06-17
   days on market $165,000 Active 2 DOM
4. 2026-06-16
   remarks 455-char remark
5. 2026-06-16
   listed $165,000 Active 1 DOM

ⓘ 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: $1,032 · $86/mo
• Projected year-2 tax: $1,032 · $86/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 2/10 Low
• 🌡 Heat 3/10 Moderate 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: $15,948
• − Mortgage interest: −$9,243
• − Property taxes: −$1,032
• − Insurance: −$825
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$4,800
• Taxable loss: −$2,504
• Est. tax savings @ 24.0%: +$601
• After-tax cash flow: $959/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

1 event — show timeline

• 2026-06-15 Listed $165,000 BBOR

Property tax history

+2.0%/yr

Latest (2025): $1,032 · +7.1% YoY. Source: county tax records.