225 Fairview Ave · Beckley, WV 25801

$159,900

3 bd · 1.0 ba · 1,575 sqft · SingleFamily public records · 249 Days on market

Built 1936 0.30 ac lot Est $131k · 22% over ↓ 11% since listing

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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 +16.4/30.0
• DSCR +5.1/10.0
• Rent growth +3.6/5.0
• 1% rule +3.3/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This inviting 3 bedroom 2 bath home is full of charm and character! The property includes an additional vacant lot that conveys with the sale -perfect for expansion or extra outdoor space. Enjoy the covered the deck, ideal for relaxing or entertaining, and the convenience of a wheelchair accessible ramp. Inside, you'll find spacious bedrooms and a full unfinished basement offering ample storage or room to customize. Located just minutes from shopping, restaurants, & the hospital, this charming home combines comfort, accessibility, and a fantastic location.

Key facts

• Covered deck
• 0.3 acre lot
• Built 1936

Tags

• COVERED DECK
• FULL UNFINISHED BASEMENT
• WHEELCHAIR ACCESSIBLE RAMP

Property features AI

Exterior

• Parking: Open parking; No garage; Asphalt parking surface
• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Stone and vinyl siding exterior; Asphalt roof
• Exterior features: Covered rear porch; Porch; Level, landscaped lot; Has a view

Interior

• Kitchen: Dishwasher; Cooktop; Microwave; Refrigerator; Electric water heater
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Heat pump; Central air; Window unit(s); Ceiling fans
• Interior features: Eat-in kitchen; Ceiling fans; Fireplace; Full unfinished basement
• Laundry & utility: Washer hookup in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 (17.1% below list).
• Recommended offer: $133k (17.1% 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); 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

• It's been on market 249 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,571 (17.1% below list)

Questions for the listing agent

1. It's been on market 249 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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: 0.83% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $130,725
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Dexter Ave	0.07mi	3/1.0	1,484 (-6%)	8mo	$165,000	$111	80
1519 Harper Rd	0.20mi	3/1.5	1,536 (-2%)	8mo	$73,000	$48	78
223 West Locust Dr	0.07mi	3/2.0	1,710 (+9%)	6mo	$127,200	$74	73
216 Fairview Ave	0.04mi	4/2.0 (+1)	1,509 (-4%)	19mo	$165,000	$109	66
233 Fairview Ave	0.04mi	3/3.0	1,360 (-14%)	3mo	$58,000	$43	65
207 Chestnut St	0.67mi	3/1.0	1,608 (+2%)	8mo	$50,000	$31	58
108 West Locust Dr	0.11mi	4/1.5 (+1)	1,793 (+14%)	9mo	$163,000	$91	57
210 Fairview Ave	0.07mi	2/2.0 (-1)	1,368 (-13%)	17mo	$130,000	$95	51
323 Ellison Ave	0.60mi	3/1.5	1,501 (-5%)	20mo	$125,000	$83	46
301 Reservoir Rd	0.61mi	3/2.0	1,417 (-10%)	12mo	$156,000	$110	40
411 Ewart Ave	0.49mi	3/2.0	1,800 (+14%)	12mo	$142,000	$79	39
115 Adkins St	0.66mi	4/1.0 (+1)	1,453 (-8%)	17mo	$14,000	$10	38

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-18,537
• Equity at exit: $23,842

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,911
• Equity at exit: $13,825

Cash invested: $44,772 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$52 /mo · $621/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $90

Break-even live

Break-even rent $1,211

Max offer price $159,900

Occupancy floor 88%

Sensitivity live

Price	-10% $181	-5% $136	+0% $90	+5% $45	+10% $0
Rent	-10% $-14	-5% $38	+0% $90	+5% $143	+10% $195
Rate	-1.0pp $171	-0.5pp $131	base $90	+0.5pp $49	+1.0pp $7

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $159,900 Active 249 DOM
2. 2026-06-18
   days on market $159,900 Active 248 DOM
3. 2026-06-17
   days on market $159,900 Active 247 DOM
4. 2026-06-16
   days on market $159,900 Active 246 DOM
5. 2026-06-15
   days on market $159,900 Active 245 DOM
6. 2026-06-14
   days on market $159,900 Active 243 DOM
7. 2026-06-12
   days on market $159,900 Active 242 DOM
8. 2026-06-09
   days on market $159,900 Active 239 DOM
9. 2026-06-08
   days on market $159,900 Active 238 DOM
10. 2026-06-07
    days on market $159,900 Active 237 DOM
11. 2026-06-03
    days on market $159,900 Active 233 DOM
12. 2026-06-02
    days on market $159,900 Active 232 DOM
13. 2026-06-01
    days on market $159,900 Active 231 DOM
14. 2026-05-31
    days on market $159,900 Active 230 DOM
15. 2026-05-30
    days on market $159,900 Active 229 DOM
16. 2026-04-18
    status Active
17. 2026-04-18
    price $159,900
18. 2026-03-26
    historical Active Under Contract
19. 2026-02-16
    price $169,000
20. 2026-01-02
    price $175,000
21. 2025-10-13
    listed $180,000 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: $621 · $52/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$322/yr (+$27/mo · 51.9%)

ⓘ 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 2/10 Low
• 🌡 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: $15,909
• − Mortgage interest: −$8,957
• − Property taxes: −$621
• − Insurance: −$800
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$4,652
• Taxable loss: −$1,666
• Est. tax savings @ 24.0%: +$400
• After-tax cash flow: $1,485/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

-11.2% since first listed

6 events — show timeline

• 2026-04-18 Relisted — BBOR
• 2026-04-18 Price Changed $159,900 BBOR
• 2026-03-26 Contingent — BBOR
• 2026-02-16 Price Changed $169,000 BBOR
• 2026-01-02 Price Changed $175,000 BBOR
• 2025-10-13 Listed $180,000 BBOR

Property tax history

-2.8%/yr

Latest (2025): $621 · +8.4% YoY. Source: county tax records.