808 New River Dr · Beckley, WV 25801

$114,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 349 Days on market

Built 1976 0.32 ac lot Est $173k · 34% under

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.1/10.0
• 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

Adorable 3 bedroom, one bath on a deadend street in much sought neighborhood Maxwell Hill-totally updated- new bathroom with double sink, new water heater, new kitdhen, new windows, new hardwood floor in all bedrooms, freshly painted, etc. Enjoy peace and quiet time on the large covered private back porch. This house is immaculate. App. measurement, total footage from tax book.

Key facts

• Fenced backyard
• Updated bathroom
• 0.32 acre lot

Tags

• UPDATED BATHROOM
• FENCED BACKYARD
• COVERED ENCLOSED BACK PORCH

Property features AI

Exterior

• Parking: Open parking; No garage; Asphalt parking surface
• Security: Security system; Accessible for hearing impairment
• Utilities: Public water; Public sewer
• Home design: Residential property; Vinyl siding
• Construction: Vinyl siding construction; Asphalt shingle roof
• Exterior features: Fenced yard; Rolling topography / rolling slope lot; Has a view

Interior

• Kitchen: Cooktop; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 main-level bedrooms
• Flooring: Tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Baseboard heating; Window cooling units; Ceiling fans for cooling
• Interior features: Eat-in kitchen; Ceiling fans; Crawl space basement
• Laundry & utility: Washer hookup on main level; Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 $794 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 349 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 349 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 1976 — 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: 1.11% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.91%
• DSCR: 1.49
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $172,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Tolley Dr	0.57mi	3/1.0	1,000 (+4%)	9mo	$180,000	$180	59
109 Calloway St	0.63mi	2/1.0 (-1)	904 (-6%)	15mo	$90,000	$100	44

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,596
• Equity at exit: $17,132

10-year hold

• IRR: 12.0%
• Equity multiple: 2.00×
• Total profit: $32,076
• Equity at exit: $9,934

Cash invested: $32,172 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$64 /mo · $763/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $292

Break-even live

Break-even rent $904

Max offer price $114,900

Occupancy floor 72%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-09
   days on market $114,900 Active 349 DOM
2. 2026-06-08
   days on market $114,900 Active 348 DOM
3. 2026-06-07
   days on market $114,900 Active 347 DOM
4. 2026-06-03
   days on market $114,900 Active 343 DOM
5. 2026-06-02
   days on market $114,900 Active 342 DOM
6. 2026-06-01
   days on market $114,900 Active 341 DOM
7. 2026-05-31
   days on market $114,900 Active 340 DOM
8. 2026-05-30
   days on market $114,900 Active 339 DOM
9. 2026-05-09
   status Active
10. 2026-05-04
    historical Active Under Contract
11. 2026-04-22
    price $114,900
12. 2025-12-18
    status Active
13. 2025-10-24
    status Active
14. 2025-10-24
    price $119,900
15. 2025-10-15
    historical Active Under Contract
16. 2025-07-31
    price $124,900
17. 2025-06-13
    listed $129,500 Active
18. 2016-06-30
    soldstatus $100,000 380-char remark

    Show marketing remark (380 chars)

    Adorable 3 bedroom, one bath on a deadend street in much sought neighborhood Maxwell Hill-totally updated- new bathroom with double sink, new water heater, new kitdhen, new windows, new hardwood floor in all bedrooms, freshly painted, etc. Enjoy peace and quiet time on the large covered private back porch. This house is immaculate. App. measurement, total footage from tax book.

19. 2016-05-10
    listed $115,000 380-char remark

    Show marketing remark (380 chars)

    Adorable 3 bedroom, one bath on a deadend street in much sought neighborhood Maxwell Hill-totally updated- new bathroom with double sink, new water heater, new kitdhen, new windows, new hardwood floor in all bedrooms, freshly painted, etc. Enjoy peace and quiet time on the large covered private back porch. This house is immaculate. App. measurement, total footage from tax book.

20. 1991-09-04
    soldstatus $45,000

ⓘ 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: $763 · $64/mo
• Projected year-2 tax: $763 · $64/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 18 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: $15,287
• − Mortgage interest: −$6,436
• − Property taxes: −$763
• − Insurance: −$574
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$3,343
• Taxable income: $1,725
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $3,095/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

+155.3% since first listed

12 events — show timeline

• 2026-05-09 Relisted — BBOR
• 2026-05-04 Contingent — BBOR
• 2026-04-22 Price Changed $114,900 BBOR
• 2025-12-18 Relisted — BBOR
• 2025-10-24 Relisted — BBOR
• 2025-10-24 Price Changed $119,900 BBOR
• 2025-10-15 Contingent — BBOR
• 2025-07-31 Price Changed $124,900 BBOR
• 2025-06-13 Listed $129,500 BBOR
• 2016-06-30 Sold (MLS) $100,000 BBOR
• 2016-05-10 Listed $115,000 BBOR
• 1991-09-04 Sold (Public Records) $45,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $763 · +6.5% YoY. Source: county tax records.