217 Crawford St · Beckley, WV 25801

$129,900

3 bd · 1.0 ba · 1,286 sqft · SingleFamily public records · 4 Days on market

Built 1960 7,405 sqft lot Est $152k · 14% 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 +23.7/30.0
• ARV discount +14.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.3/10.0
• 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 MLS

3 Bedroom 2 bath within 600 feet of the WVU Tech campus. New gas forced air furnace with A/C. Partial basement has interior access and room to expand living area. One bedroom has no closet but room to add.

Key facts

• New breaker panel
• Updated wiring
• Sump pump

Tags

• FENCED BACKYARD
• DETACHED ONE-CAR GARAGE
• STORAGE SHED
• UPDATED WIRING
• NEW BREAKER PANEL
• SUMP PUMP

Property features AI

Exterior

• Parking: 1 total parking space; 1 covered/garage space; Open parking available; Concrete parking surface
• Utilities: Public water; Public sewer
• Home design: Residential property; One-and-one-half levels; Vinyl siding construction; Has a view
• Construction: Vinyl siding; Asphalt roof; Unfinished basement (bath stubbed)
• Exterior features: Garden; Fenced yard; Shed(s); Level to rolling topography

Interior

• Kitchen: Cooktop; Refrigerator; Gas water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning; Ceiling fans (cooling)
• Interior features: Ceiling fans
• Laundry & utility: Laundry in basement; Unfinished basement with bath rough-in/stubbed

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 $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.6% 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); 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 $898 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $46k; list at $130k implies a 182% gain — meaningful room to come down on a strong offer.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.14%
• DSCR: 1.36
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $151,748
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Clyde St	0.15mi	3/1.0	1,283 (-0%)	4mo	$33,000	$26	89
303 East Prince St	0.21mi	3/2.0	1,316 (+2%)	4mo	$85,000	$65	79
111 Grove Ave	0.20mi	3/1.5	1,448 (+13%)	0mo	$162,000	$112	67
305 Westmoreland St	0.40mi	3/2.0	1,200 (-7%)	8mo	$86,000	$72	60
907 Woodlawn Ave	0.67mi	3/1.5	1,313 (+2%)	8mo	$167,000	$127	57
312 N Vance Dr	0.71mi	3/1.0	1,252 (-3%)	8mo	$117,000	$93	56
110 Winger Ave	0.65mi	3/2.5	1,344 (+4%)	2mo	$170,500	$127	54
302 Massey St	0.51mi	3/2.0	1,200 (-7%)	10mo	$224,900	$187	52
144 Jefferson St	0.55mi	3/2.0	1,366 (+6%)	10mo	$199,000	$146	52
501 Russell St	0.53mi	3/2.0	1,191 (-7%)	10mo	$202,200	$170	51
604 N Oakwood Ave	0.70mi	3/1.0	1,155 (-10%)	8mo	$127,000	$110	44
108 Alvin St	0.74mi	2/2.0 (-1)	1,209 (-6%)	10mo	$143,000	$118	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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,678
• Equity at exit: $19,369

10-year hold

• IRR: 8.3%
• Equity multiple: 1.66×
• Total profit: $24,025
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $247

Break-even live

Break-even rent $1,021

Max offer price $129,900

Occupancy floor 76%

Sensitivity live

Price	-10% $320	-5% $283	+0% $247	+5% $210	+10% $173
Rent	-10% $141	-5% $194	+0% $247	+5% $299	+10% $352
Rate	-1.0pp $312	-0.5pp $280	base $247	+0.5pp $213	+1.0pp $179

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $129,900 Active 4 DOM
2. 2026-06-18
   days on market $129,900 Active 3 DOM
3. 2026-06-17
   days on market $129,900 Active 2 DOM
4. 2026-06-16
   remarks 693-char remark
5. 2026-06-16
   listed $129,900 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: $854 · $71/mo
• Projected year-2 tax: $854 · $71/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 7 d/yr ≥92°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: $15,997
• − Mortgage interest: −$7,276
• − Property taxes: −$854
• − Insurance: −$650
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$3,779
• Taxable income: $879
• Est. tax owed @ 24.0%: −$211
• After-tax cash flow: $2,749/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

+766.0% since first listed

4 events — show timeline

• 2026-06-16 Listed $129,900 BBOR
• 2016-09-02 Sold (MLS) $46,000 BBOR
• 2016-04-28 Listed $59,000 BBOR
• 1975-01-20 Sold (Public Records) $15,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $854 · +8.4% YoY. Source: county tax records.