434 Main St · Beverly, WV 26253

$130,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily · 434 Days on market

Built 1896 Fair condition 0.30 ac lot $77/sqft · 34% below area Est $197k · 34% under

---

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 +16.3/30.0
• ARV discount +15.0/15.0
• Appreciation +5.8/10.0
• DSCR +5.1/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Looking for your opportunity to enter the investment game? This duplex offers steady rental income with separate parking. 1 bed 1 bath downstairs, 2 bed 1 bath upstairs. Upgrades include new gas furnace, plumbing, paint and carpet.

Key facts

• 0.3 acre lot
• Built 1896
• Listed 433 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $72 ($865/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 $123k (5.5% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#172 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B; Watch: health & safety C-, schools D, amenities F.
• Randolph County Schools (town): math 24% / reading 35% proficiency, ranked #33 of 55 in WV (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 3 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($899 loan paydown + $2k appreciation (1.5% local appreciation)).
• Randolph County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 434 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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.
• Current owner paid $75k; list at $130k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 434 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1896 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.94% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $197,399
• List price: $130,000
• Delta: -34.14%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Crawford	0.43mi	3/2.0	1,850 (+10%)	8mo	$245,000	$132	57
308 Files Crk	0.59mi	3/2.0	1,600 (-5%)	11mo	$283,000	$177	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.29×
• Total profit: $10,511
• Equity at exit: $48,074

10-year hold

• IRR: 9.4%
• Equity multiple: 2.21×
• Total profit: $43,923
• Equity at exit: $66,847

Cash invested: $36,400 (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 26253

• Home prices YoY: 1.0%
• Active inventory: 15
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $72

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 89%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $130,000 Active 434 DOM
2. 2026-06-17
   days on market $130,000 Active 433 DOM
3. 2026-06-16
   days on market $130,000 Active 432 DOM
4. 2026-06-15
   days on market $130,000 Active 431 DOM
5. 2026-06-15
   days on market $130,000 Active 430 DOM
6. 2026-06-13
   days on market $130,000 Active 429 DOM
7. 2026-06-12
   days on market $130,000 Active 428 DOM
8. 2026-06-09
   days on market $130,000 Active 425 DOM
9. 2026-06-08
   days on market $130,000 Active 424 DOM
10. 2026-06-08
    days on market $130,000 Active 423 DOM
11. 2026-06-07
    days on market $130,000 Active 422 DOM
12. 2026-06-04
    days on market $130,000 Active 420 DOM
13. 2026-06-03
    days on market $130,000 Active 419 DOM
14. 2026-06-02
    days on market $130,000 Active 418 DOM
15. 2026-06-01
    days on market $130,000 Active 417 DOM
16. 2026-05-31
    days on market $130,000 Active 416 DOM
17. 2026-05-14
    price $130,000 232-char remark

    Show marketing remark (232 chars)

    Looking for your opportunity to enter the investment game? This duplex offers steady rental income with separate parking. 1 bed 1 bath downstairs, 2 bed 1 bath upstairs. Upgrades include new gas furnace, plumbing, paint and carpet.

18. 2026-02-23
    price $132,000 232-char remark

    Show marketing remark (232 chars)

    Looking for your opportunity to enter the investment game? This duplex offers steady rental income with separate parking. 1 bed 1 bath downstairs, 2 bed 1 bath upstairs. Upgrades include new gas furnace, plumbing, paint and carpet.

19. 2026-01-11
    price $133,000 232-char remark

    Show marketing remark (232 chars)

    Looking for your opportunity to enter the investment game? This duplex offers steady rental income with separate parking. 1 bed 1 bath downstairs, 2 bed 1 bath upstairs. Upgrades include new gas furnace, plumbing, paint and carpet.

20. 2025-04-10
    listed $134,000 Active 232-char remark

    Show marketing remark (232 chars)

    Looking for your opportunity to enter the investment game? This duplex offers steady rental income with separate parking. 1 bed 1 bath downstairs, 2 bed 1 bath upstairs. Upgrades include new gas furnace, plumbing, paint and carpet.

21. 2024-05-20
    soldstatus $75,000 Closed 89-char remark

    Show marketing remark (89 chars)

    Great home. Converted into apartments, 2 bedroom apartment upstairs, 1bedroom down stairs

22. 2024-03-12
    listed $82,000 Active 89-char remark

    Show marketing remark (89 chars)

    Great home. Converted into apartments, 2 bedroom apartment upstairs, 1bedroom down stairs

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,741
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$3,782
• Taxable loss: −$1,281
• Est. tax savings @ 24.0%: +$308
• After-tax cash flow: $1,172/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, exterior, and flooring. Upgrades in these areas would significantly enhance the home's appeal and value.

Repairs flagged

• Major kitchen cabinets — severely outdated and in poor condition
• Major kitchen appliances — outdated and in poor condition
• Major bathroom fixtures — outdated and in poor condition
• Moderate exterior siding — weathered and in need of repainting
• Major interior walls — paint peeling and outdated wallpaper
• Major flooring — carpeted floors in poor condition

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace kitchen cabinets and appliances — modernizes kitchen and improves functionality
• Both replace bathroom fixtures — modernizes bathroom and improves functionality
• Both repair flooring — improves living space and enhances value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely outdated and in poor condition	Major	$15,000–50,000
kitchen appliances · outdated and in poor condition	Major	$15,000–50,000
bathroom fixtures · outdated and in poor condition	Major	$15,000–50,000
exterior siding · weathered and in need of repainting	Moderate	$3,000–15,000
interior walls · paint peeling and outdated wallpaper	Major	$15,000–50,000
flooring · carpeted floors in poor condition	Major	$15,000–50,000
Total estimated repair cost · 6 items		$78,000–265,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace kitchen cabinets and appliances — modernizes kitchen and improves functionality ↑
• Both replace bathroom fixtures — modernizes bathroom and improves functionality ↑
• Both repair flooring — improves living space and enhances value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Randolph County Schools
• NCES district ID: 5401260
• Math proficiency: 24% ▼ -5.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $37,907
• Composite: 24.6/100
• National rank: #7633
• State rank: #33 of 55 in WV

Livability — Beverly

• Score: 63/100
• State rank: #172
• US rank: #15932

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing B Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beverly, WV
• Population (ZIP): 2,803

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 28,286 people
• By 2030: 27,558 · -2.6%
• By 2040: 25,970 · -8.2%
• By 2050: 24,529 · -13.3%
• By 2075: 21,645 · -23.5%
• By 2100: 17,349 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7%
• Common ancestry: Iranian 6% Slovak 5% Scotch-Irish 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+46.1) · D 25.9% · R 72.1% · Other 2.0%
• 2008→2024 swing: -32.1pp toward R · 2008: -14.0pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+43.5 2016: R+44.9 2012: R+29.1 2008: R+14.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.54%
• Current HPI: 151.4431
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+58.5% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $130,000 NCWVREIN
• 2026-02-23 Price Changed $132,000 NCWVREIN
• 2026-01-11 Price Changed $133,000 NCWVREIN
• 2025-04-10 Listed $134,000 NCWVREIN
• 2024-05-20 Sold (MLS) $75,000 NCWVREIN
• 2024-03-12 Listed $82,000 NCWVREIN