709 Chert Ln · Beckley, WV 25801

$1,500

3 bd · 2.5 ba · 1,564 sqft · Condo public records · 218 Days on market

Built 1979

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Lessor Pays HOA which includes garbage and pool use. One year lease required. NO PETS. Lessee pays water, sewer and gas.

Key facts

• Community pool
• Built 1979
• Listed 217 days

Property features AI

Finance

• Other: Located in the Maxwell Woods subdivision
• HOA & community: Homeowners association with community parking and pool

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Residential lease
• Construction: Brick and vinyl siding exterior; Asphalt roof; Built area: 1,472 square feet
• Exterior features: Deck; Has a view; Rolling/rolling slope lot

Interior

• Kitchen: Dishwasher; Cooktop; Refrigerator; Electric water heater
• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; No basement

🏷️ Possibly a rental listed for sale. The $1,500 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $2k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $2k).
• Recommended offer: $1k (12.0% below list) — sets the bar for market timing.
• Cap rate 835.8% 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: Maxwell Hill Elementary (math 42% / reading 42%, grade F, #87 of 377 statewide, top 28%, 211 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 $10 of loan paydown is wiped out by about $45 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 $420 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($1k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $1,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 88.38% ✓
• Cap rate: 835.85%
• Cash-on-cash: 2962.70%
• DSCR: 132.82
• GRM: 0.1

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: —
• Equity multiple: 161.73×
• Total profit: $67,509
• Equity at exit: $224

10-year hold

• IRR: —
• Equity multiple: 360.56×
• Total profit: $151,014
• Equity at exit: $130

Cash invested: $420 (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: 0.1×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$8
• Tax est. 1.5%: −$2 /mo · $22/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $1,037

Break-even live

Break-even rent $13

Max offer price $1,500

Occupancy floor 17%

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: $375
• Closing costs: $45
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewertrashgaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-19
   days on market $1,500 Active 218 DOM
2. 2026-06-18
   days on market $1,500 Active 217 DOM
3. 2026-06-17
   days on market $1,500 Active 216 DOM
4. 2026-06-16
   days on market $1,500 Active 215 DOM
5. 2026-06-15
   days on market $1,500 Active 214 DOM
6. 2026-06-14
   remarks 120-char remark
7. 2026-06-14
   listed $1,500 Active 212 DOM

ⓘ 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 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: −$84
• − Property taxes: −$22
• − Insurance: −$8
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$44
• Taxable income: $13,205
• Est. tax owed @ 24.0%: −$3,169
• After-tax cash flow: $9,274/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

-97.2% since first listed

10 events — show timeline

• 2026-06-13 Relisted — BBOR
• 2025-12-03 Listed — BBOR
• 2025-10-16 Listed $1,400 BBOR
• 2025-08-08 Listed — BBOR
• 2025-06-11 Price Changed — BBOR
• 2025-06-02 Relisted — BBOR
• 2025-03-31 Listed — BBOR
• 2014-11-25 Sold (MLS) $112,000 BBOR
• 2014-06-30 Listed $119,900 BBOR
• 1991-11-01 Sold (Public Records) $49,900 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,157 · +7.6% YoY. Source: county tax records.