1525 Harper Rd · Beckley, WV 25801

$125,000

2 bd · 2.0 ba · 1,680 sqft · MultiFamily public records · 192 Days on market

Built 1945 6,098 sqft lot

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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).

• Cash flow +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

2 Bedroom upstairs unit in good shape and ready to lease. Lower 1 bedroom unit has kitchen gutted and will need work. Great income potential for investor or live upstairs while you finish downstairs. Upfront off street parking. New HVAC and new windows. Shared laundry room on lower level.

Key facts

• 6,098 sq ft lot
• Built 1945
• Listed 192 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Vinyl siding
• Construction: Vinyl siding construction; Other roof
• Exterior features: No notable exterior features listed; Level lot

Interior

• Kitchen: Cooktop; Oven; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished basement; Has a view
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/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 $119k (4.6% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

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); 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 $864 of loan paydown is wiped out by about $4k 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 192 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask is 13789% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $72k; list at $125k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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 1945 — 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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.25% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.76×
• Total profit: $-8,314
• Equity at exit: $18,638

10-year hold

• IRR: 4.6%
• Equity multiple: 1.36×
• Total profit: $12,477
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$70 /mo · $845/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $164

Break-even live

Break-even rent $985

Max offer price $125,000

Occupancy floor 81%

Sensitivity live

Price	-10% $235	-5% $200	+0% $164	+5% $129	+10% $93
Rent	-10% $70	-5% $117	+0% $164	+5% $211	+10% $258
Rate	-1.0pp $227	-0.5pp $196	base $164	+0.5pp $132	+1.0pp $99

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $125,000 Active 192 DOM
2. 2026-06-18
   days on market $125,000 Active 191 DOM
3. 2026-06-17
   days on market $125,000 Active 190 DOM
4. 2026-06-16
   days on market $125,000 Active 189 DOM
5. 2026-06-15
   days on market $125,000 Active 188 DOM
6. 2026-06-14
   days on market $125,000 Active 186 DOM
7. 2026-06-12
   days on market $125,000 Active 185 DOM
8. 2026-06-09
   days on market $125,000 Active 182 DOM
9. 2026-06-08
   days on market $125,000 Active 181 DOM
10. 2026-06-07
    pricedays on market $125,000 Active 180 DOM
11. 2026-06-03
    days on market $139,000 Active 176 DOM
12. 2026-06-02
    days on market $139,000 Active 175 DOM
13. 2026-06-01
    days on market $139,000 Active 174 DOM
14. 2026-05-31
    days on market $139,000 Active 173 DOM
15. 2026-05-30
    days on market $139,000 Active 172 DOM
16. 2026-05-22
    status Active
17. 2026-04-21
    listed $900
18. 2025-11-26
    listed $159,000 Active
19. 2023-11-06
    soldstatus $72,400 289-char remark

    Show marketing remark (289 chars)

    2 Bedroom upstairs unit in good shape and ready to lease. Lower 1 bedroom unit has kitchen gutted and will need work. Great income potential for investor or live upstairs while you finish downstairs. Upfront off street parking. New HVAC and new windows. Shared laundry room on lower level.

20. 2023-11-06
    soldstatus $79,900

    Show marketing remark (289 chars)

    2 Bedroom upstairs unit in good shape and ready to lease. Lower 1 bedroom unit has kitchen gutted and will need work. Great income potential for investor or live upstairs while you finish downstairs. Upfront off street parking. New HVAC and new windows. Shared laundry room on lower level.

21. 2023-09-01
    listed $79,900 289-char remark

    Show marketing remark (289 chars)

    2 Bedroom upstairs unit in good shape and ready to lease. Lower 1 bedroom unit has kitchen gutted and will need work. Great income potential for investor or live upstairs while you finish downstairs. Upfront off street parking. New HVAC and new windows. Shared laundry room on lower level.

22. 1983-06-16
    soldstatus $43,500

ⓘ 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: $845 · $70/mo
• Projected year-2 tax: $845 · $70/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 2/10 Low 5 d/yr ≥91°F today · 15 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: $14,312
• − Mortgage interest: −$7,002
• − Property taxes: −$845
• − Insurance: −$625
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$3,636
• Taxable loss: −$86
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $1,991/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

+265.5% since first listed

7 events — show timeline

• 2026-05-22 Relisted — BBOR
• 2026-04-21 Listed for Rent $900 BBORWV
• 2025-11-26 Listed $159,000 BBOR
• 2023-11-06 Sold (Public Records) $79,900 Public Records
• 2023-11-06 Sold (MLS) $72,400 BBOR
• 2023-09-01 Listed $79,900 BBOR
• 1983-06-16 Sold (Public Records) $43,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $845 · +9.0% YoY. Source: county tax records.