181 Kent St · Beckley, WV 25801

$85,000

3 bd · 1.0 ba · 968 sqft · SingleFamily public records · 17 Days on market

Built 1980

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

We will pay $5000 of your closing cost with a full price offer. Home also qualifies for a USDA no-down payment loan for those that qualify. Cute, cozy and ready to be loved. Featuring 3 spacious bedrooms with large closets, dining room, living room, kitchen with a large window overlooking a private, wooded backyard. Freshly painted, new light fixtures, new flooring, new window treatments and more. All nestled on . 5 woodland acres, on a quiet, dead-end street. Buyer to verify all data.

Key facts

• New flooring
• New light fixtures
• Built 1980

Tags

• PRIVATE WOODED BACKYARD
• QUIET DEAD-END STREET
• NEW LIGHT FIXTURES
• NEW FLOORING
• NEW WINDOW TREATMENTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% 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, schools D-, crime 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.
• 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $85k implies a 639% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.50% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.80%
• DSCR: 2.10
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $30,976
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 Kent St	0.00mi	3/1.0	968 (0%)	19mo	$30,500	$32	84
122 Melvin Ln	0.28mi	3/1.0	994 (+3%)	1mo	$47,000	$47	82
343 Harper Heights Rd	0.10mi	3/1.0	1,080 (+12%)	7mo	$11,100	$10	70

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: 19.5%
• Equity multiple: 1.80×
• Total profit: $19,150
• Equity at exit: $12,674

10-year hold

• IRR: 28.6%
• Equity multiple: 3.68×
• Total profit: $63,736
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,273 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $492

Break-even live

Break-even rent $651

Max offer price $85,000

Occupancy floor 56%

Sensitivity live

Price	-10% $540	-5% $516	+0% $492	+5% $468	+10% $444
Rent	-10% $391	-5% $442	+0% $492	+5% $542	+10% $592
Rate	-1.0pp $535	-0.5pp $514	base $492	+0.5pp $470	+1.0pp $447

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-17
   status $85,000 Under Contract 17 DOM
2. 2026-06-16
   days on market $85,000 Active 17 DOM
3. 2026-06-15
   days on market $85,000 Active 16 DOM
4. 2026-06-14
   days on market $85,000 Active 14 DOM
5. 2026-06-12
   days on market $85,000 Active 13 DOM
6. 2026-06-09
   days on market $85,000 Active 10 DOM
7. 2026-06-08
   days on market $85,000 Active 9 DOM
8. 2026-06-07
   days on market $85,000 Active 8 DOM
9. 2026-06-03
   days on market $85,000 Active 4 DOM
10. 2026-06-02
    days on market $85,000 Active 3 DOM
11. 2026-06-01
    days on market $85,000 Active 2 DOM
12. 2026-05-31
    remarks 491-char remark
13. 2026-05-31
    listed $85,000 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: $396 · $33/mo
• Projected year-2 tax: $502 · $42/mo
• Expected delta: +$106/yr (+$9/mo · 26.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $15,281
• − Mortgage interest: −$4,761
• − Property taxes: −$396
• − Insurance: −$425
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$2,473
• Taxable income: $4,782
• Est. tax owed @ 24.0%: −$1,148
• After-tax cash flow: $4,755/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

• 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

+639.1% since first listed

2 events — show timeline

• 2026-05-31 Listed $85,000 FSBO.com
• 1992-09-25 Sold (Public Records) $11,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $396 · +21.5% YoY. Source: county tax records.