229 Church St · Beckley, WV 25801

$130,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 118 Days on market

Built 1935 4,791 sqft lot Est $120k · 8% over

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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 +23.4/30.0
• DSCR +7.5/10.0
• 1% rule +5.1/10.0
• ARV discount +3.8/15.0
• 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 MLS

Welcome to your move-in ready dream home! This beautifully remodeled 3-bedroom, 2-bath residence offers modern comfort and style in a prime central Beckley location. Featuring a brand-new roof (April 2025), this home boasts numerous updates throughout, including fresh paint, updated flooring, contemporary fixtures, and a redesigned kitchen perfect for entertaining. The open floor plan provides a spacious living area that flows seamlessly into the dining and kitchen spaces. Enjoy the convenience of two full bathrooms, updated for a clean, modern feel. Each bedroom offers ample natural light and closet space. Outside, you'll find a low-maintenance yard and easy access to schools, shopping, dining, and major highways—ideal for both families and commuters.

Key facts

• Newer roof
• Close to wvu tech
• Arched doorways

Tags

• ARCHED DOORWAYS
• NEWER ROOF
• CLOSE TO WVU TECH

Property features AI

Exterior

• Parking: Open parking on gravel; No garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Two levels
• Construction: Vinyl siding construction
• Exterior features: Level lot; Shingle roof; Vinyl siding

Interior

• Kitchen: Dishwasher; Cooktop; Refrigerator
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Electric water heater; Dishwasher; Cooktop; Refrigerator; Crawl space basement; Has a view
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 7.0% in Beckley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Beckley Elementary (math 17% / reading 22%, grade F, #350 of 377 statewide, top 95%, 320 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); 114 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 $899 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 118 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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 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: 1.01% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $120,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Kentucky Ave	0.11mi	3/2.5	1,075 (-2%)	5mo	$145,000	$135	82
108 Lee St	0.36mi	2/1.0 (-1)	1,050 (-4%)	3mo	$115,000	$110	69
207 E C St	0.50mi	2/1.0 (-1)	1,074 (-2%)	3mo	$118,000	$110	67
513 Temple St	0.58mi	3/1.0	1,045 (-4%)	2mo	$82,000	$78	64
130 Burton	0.21mi	2/2.0 (-1)	1,148 (+5%)	13mo	$70,928	$62	62
305 Westmoreland St	0.32mi	3/2.0	1,200 (+10%)	8mo	$86,000	$72	58
915 Woodlawn Ave	0.52mi	2/1.0 (-1)	1,119 (+2%)	13mo	$118,500	$106	55
124 Clayton Ave	0.69mi	4/1.0 (+1)	1,075 (-2%)	6mo	$145,000	$135	55
604 N Oakwood Ave	0.63mi	3/1.0	1,155 (+6%)	8mo	$127,000	$110	54
214 Saunders Ave	0.67mi	3/2.0	1,056 (-3%)	9mo	$86,000	$81	51
112 Cannaday St	0.75mi	3/1.0	1,025 (-6%)	12mo	$15,000	$15	45
302 Massey St	0.72mi	3/2.0	1,200 (+10%)	10mo	$224,900	$187	37

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,118
• Equity at exit: $19,383

10-year hold

• IRR: 7.9%
• Equity multiple: 1.63×
• Total profit: $23,004
• Equity at exit: $11,240

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 25801

• Home prices YoY: -17.8%
• Rents YoY: 4.2%
• Active inventory: 114
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $241

Break-even live

Break-even rent $1,009

Max offer price $130,000

Occupancy floor 77%

Sensitivity live

Price	-10% $314	-5% $277	+0% $241	+5% $204	+10% $167
Rent	-10% $137	-5% $189	+0% $241	+5% $292	+10% $344
Rate	-1.0pp $306	-0.5pp $274	base $241	+0.5pp $207	+1.0pp $173

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 24 events

1. 2026-06-22
   days on market $130,000 Active 118 DOM
2. 2026-06-19
   days on market $130,000 Active 115 DOM
3. 2026-06-18
   days on market $130,000 Active 114 DOM
4. 2026-06-17
   days on market $130,000 Active 113 DOM
5. 2026-06-17
   status $130,000 Active 112 DOM
6. 2026-06-16
   days on market $130,000 Active Under Contract 112 DOM
7. 2026-06-15
   days on market $130,000 Active Under Contract 111 DOM
8. 2026-06-14
   days on market $130,000 Active Under Contract 109 DOM
9. 2026-06-12
   days on market $130,000 Active Under Contract 108 DOM
10. 2026-06-09
    days on market $130,000 Active Under Contract 105 DOM
11. 2026-06-08
    days on market $130,000 Active Under Contract 104 DOM
12. 2026-06-07
    days on market $130,000 Active Under Contract 103 DOM
13. 2026-06-03
    days on market $130,000 Active Under Contract 99 DOM
14. 2026-06-02
    days on market $130,000 Active Under Contract 98 DOM
15. 2026-06-01
    days on market $130,000 Active Under Contract 97 DOM
16. 2026-05-31
    days on market $130,000 Active Under Contract 96 DOM
17. 2026-05-30
    days on market $130,000 Active Under Contract 95 DOM
18. 2026-05-02
    historical Active Under Contract
19. 2026-04-07
    price $130,000
20. 2026-02-23
    listed $135,500 Active
21. 2025-07-09
    soldstatus $128,500 Closed 768-char remark

    Show marketing remark (768 chars)

    Welcome to your move-in ready dream home! This beautifully remodeled 3-bedroom, 2-bath residence offers modern comfort and style in a prime central Beckley location. Featuring a brand-new roof (April 2025), this home boasts numerous updates throughout, including fresh paint, updated flooring, contemporary fixtures, and a redesigned kitchen perfect for entertaining. The open floor plan provides a spacious living area that flows seamlessly into the dining and kitchen spaces. Enjoy the convenience of two full bathrooms, updated for a clean, modern feel. Each bedroom offers ample natural light and closet space. Outside, you'll find a low-maintenance yard and easy access to schools, shopping, dining, and major highways—ideal for both families and commuters.

22. 2025-07-09
    soldstatus $128,500

    Show marketing remark (768 chars)

    Welcome to your move-in ready dream home! This beautifully remodeled 3-bedroom, 2-bath residence offers modern comfort and style in a prime central Beckley location. Featuring a brand-new roof (April 2025), this home boasts numerous updates throughout, including fresh paint, updated flooring, contemporary fixtures, and a redesigned kitchen perfect for entertaining. The open floor plan provides a spacious living area that flows seamlessly into the dining and kitchen spaces. Enjoy the convenience of two full bathrooms, updated for a clean, modern feel. Each bedroom offers ample natural light and closet space. Outside, you'll find a low-maintenance yard and easy access to schools, shopping, dining, and major highways—ideal for both families and commuters.

23. 2025-05-28
    historical Active Under Contract 768-char remark

    Show marketing remark (768 chars)

    Welcome to your move-in ready dream home! This beautifully remodeled 3-bedroom, 2-bath residence offers modern comfort and style in a prime central Beckley location. Featuring a brand-new roof (April 2025), this home boasts numerous updates throughout, including fresh paint, updated flooring, contemporary fixtures, and a redesigned kitchen perfect for entertaining. The open floor plan provides a spacious living area that flows seamlessly into the dining and kitchen spaces. Enjoy the convenience of two full bathrooms, updated for a clean, modern feel. Each bedroom offers ample natural light and closet space. Outside, you'll find a low-maintenance yard and easy access to schools, shopping, dining, and major highways—ideal for both families and commuters.

24. 2025-05-20
    listed $129,900 Active 768-char remark

    Show marketing remark (768 chars)

    Welcome to your move-in ready dream home! This beautifully remodeled 3-bedroom, 2-bath residence offers modern comfort and style in a prime central Beckley location. Featuring a brand-new roof (April 2025), this home boasts numerous updates throughout, including fresh paint, updated flooring, contemporary fixtures, and a redesigned kitchen perfect for entertaining. The open floor plan provides a spacious living area that flows seamlessly into the dining and kitchen spaces. Enjoy the convenience of two full bathrooms, updated for a clean, modern feel. Each bedroom offers ample natural light and closet space. Outside, you'll find a low-maintenance yard and easy access to schools, shopping, dining, and major highways—ideal for both families and commuters.

ⓘ 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: $731 · $61/mo
• Projected year-2 tax: $767 · $64/mo
• Expected delta: +$36/yr (+$3/mo · 4.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 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: $15,757
• − Mortgage interest: −$7,282
• − Property taxes: −$731
• − Insurance: −$650
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$3,782
• Taxable income: $791
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $2,696/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

+0.1% since first listed

7 events — show timeline

• 2026-05-02 Contingent — BBOR
• 2026-04-07 Price Changed $130,000 BBOR
• 2026-02-23 Listed $135,500 BBOR
• 2025-07-09 Sold (Public Records) $128,500 Public Records
• 2025-07-09 Sold (MLS) $128,500 BBOR
• 2025-05-28 Contingent — BBOR
• 2025-05-20 Listed $129,900 BBOR

Property tax history

+1.5%/yr

Latest (2025): $731 · +8.4% YoY. Source: county tax records.