116 Washington Ave · Beckley, WV 25801

$19,900

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 251 Days on market

Built 1945 0.33 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

3 bedroom 1 bath home on 3 level lots. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

Key facts

• 0.33 acre lot
• Built 1945
• Listed 250 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Has a view
• Construction: Asphalt roof; Construction material: Asbestos
• Exterior features: Garden; Level lot

Interior

• Kitchen: No appliances included
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present (type: Other); Cooling present (type: Other)
• Interior features: Eat-in kitchen; Unfinished basement

🔨 Auction listing. The $19,900 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $89,040 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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: Stratton Elementary (math 12% / reading 27%, grade F, #350 of 377 statewide, top 95%, 279 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 $616 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $80k (80%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 6.7% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $17,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
9. 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.
10. 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: 1.41% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.03%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $89,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Clyde St	0.40mi	3/1.0	870 (+4%)	12mo	$105,000	$121	65
222 Clyde St	0.48mi	3/1.0	882 (+5%)	11mo	$56,000	$63	60
114 Birch St	0.56mi	2/1.0 (-1)	864 (+3%)	16mo	$25,000	$29	51
100 Kinzer St	0.75mi	2/1.0 (-1)	888 (+6%)	2mo	$100,000	$113	49
178 Rural Acres Dr	0.56mi	3/1.0	900 (+7%)	18mo	$15,000	$17	47
541 Orchard Ave	0.52mi	2/1.0 (-1)	939 (+12%)	10mo	$100,000	$106	43
303 Orchard Ave	0.49mi	2/1.0 (-1)	960 (+14%)	8mo	$116,800	$122	42
203 Stanley St	0.70mi	2/1.0 (-1)	892 (+6%)	14mo	$79,500	$89	40
240 Hargrove St	0.58mi	2/1.0 (-1)	744 (-11%)	15mo	$54,000	$73	36
119 Caldwell St	0.49mi	2/1.0 (-1)	720 (-14%)	16mo	$12,000	$17	35
618 Johnstown Rd	0.67mi	2/1.0 (-1)	720 (-14%)	10mo	$116,000	$161	32
222 Mcberry St	0.71mi	2/1.0 (-1)	950 (+13%)	11mo	$115,000	$121	31

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: 11.0%
• Equity multiple: 1.44×
• Total profit: $11,050
• Equity at exit: $13,276

10-year hold

• IRR: 21.1%
• Equity multiple: 2.89×
• Total profit: $47,143
• Equity at exit: $7,699

Cash invested: $24,931 (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: 1.3×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,336/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $375

Break-even live

Break-even rent $779

Max offer price $89,040

Occupancy floor 65%

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: $22,260
• Closing costs: $2,671
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $19,900 Active 251 DOM
2. 2026-06-18
   days on market $19,900 Active 250 DOM
3. 2026-06-17
   days on market $19,900 Active 249 DOM
4. 2026-06-16
   days on market $19,900 Active 248 DOM
5. 2026-06-15
   days on market $19,900 Active 247 DOM
6. 2026-06-14
   days on market $19,900 Active 245 DOM
7. 2026-06-12
   days on market $19,900 Active 244 DOM
8. 2026-06-09
   days on market $19,900 Active 241 DOM
9. 2026-06-08
   days on market $19,900 Active 240 DOM
10. 2026-06-07
    days on market $19,900 Active 239 DOM
11. 2026-06-03
    days on market $19,900 Active 235 DOM
12. 2026-06-02
    days on market $19,900 Active 234 DOM
13. 2026-06-01
    days on market $19,900 Active 233 DOM
14. 2026-05-31
    days on market $19,900 Active 232 DOM
15. 2026-05-30
    days on market $19,900 Active 231 DOM
16. 2026-05-22
    status Active
17. 2026-03-19
    status Active
18. 2026-03-10
    price $29,900
19. 2026-01-16
    status Active
20. 2025-11-13
    price $54,900
21. 2025-10-08
    price $74,900
22. 2025-09-18
    listed $99,900 Active
23. 2024-09-04
    soldstatus $23,400

ⓘ 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: $171 · $14/mo
• Projected year-2 tax: $171 · $14/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 2/10 Low
• 🌡 Heat 3/10 Moderate 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: $15,038
• − Mortgage interest: −$4,988
• − Property taxes: −$1,336
• − Insurance: −$445
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$2,590
• Taxable income: $3,273
• Est. tax owed @ 24.0%: −$786
• After-tax cash flow: $3,711/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

+27.8% since first listed

8 events — show timeline

• 2026-05-22 Relisted — BBOR
• 2026-03-19 Relisted — BBOR
• 2026-03-10 Price Changed $29,900 BBOR
• 2026-01-16 Relisted — BBOR
• 2025-11-13 Price Changed $54,900 BBOR
• 2025-10-08 Price Changed $74,900 BBOR
• 2025-09-18 Listed $99,900 BBOR
• 2024-09-04 Sold (Public Records) $23,400 Public Records