2986 Robert C Byrd Dr · Beckley, WV 25801

$99,900

3 bd · 1.0 ba · 0 sqft · Other public records · 44 Days on market

Built 1945 7,405 sqft lot

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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

Versatile mixed-use property located along busy Robert C Byrd Drive. Zoned for both commercial and residential use, this property offers excellent flexibility for a variety of business opportunities. Ideal for office space, retail, rental income, or owner-occupant use. Property features paved parking in the front along with a gravel parking area in the rear that can accommodate more than 10 vehicles. Conveniently located with easy access to area hospitals, shopping, and other amenities. Additional features include a full unfinished basement with garage door, offering ample storage or expansion potential. High traffic location with strong exposure and easy access. Property being sold AS-IS N

Key facts

• 7,405 sq ft lot
• Garage
• Built 1945

Property features AI

Exterior

• Parking: Attached garage (1 covered garage space); One total parking space; Open parking available; Asphalt parking surface
• Utilities: Public water; Public sewer
• Home design: Residential property; Level lot/topography
• Construction: Block and vinyl siding construction; Asphalt roof; Full unfinished basement
• Exterior features: Level lot

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Three main-level bedrooms
• Flooring: Tile flooring; Vinyl flooring; Other flooring
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Heat pump; Window air conditioning units
• Interior features: Electric water heater; Unfinished full basement; View
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: Beckley Elementary (math 17% / reading 22%, grade F, #350 of 377 statewide, top 95%, 320 students, 0% FRL); Park Middle School (math 40% / reading 49%, grade D, #10 of 109 statewide, top 8%, 394 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 $691 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 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 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.13%
• DSCR: 1.54
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.25% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $3,373
• Equity at exit: $14,895

10-year hold

• IRR: 13.8%
• Equity multiple: 2.17×
• Total profit: $32,649
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $283

Break-even live

Break-even rent $852

Max offer price $99,900

Occupancy floor 72%

Sensitivity live

Price	-10% $339	-5% $311	+0% $283	+5% $255	+10% $226
Rent	-10% $187	-5% $235	+0% $283	+5% $331	+10% $378
Rate	-1.0pp $333	-0.5pp $308	base $283	+0.5pp $257	+1.0pp $231

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $99,900 Active 44 DOM
2. 2026-06-18
   days on market $99,900 Active 43 DOM
3. 2026-06-17
   days on market $99,900 Active 42 DOM
4. 2026-06-16
   days on market $99,900 Active 41 DOM
5. 2026-06-15
   days on market $99,900 Active 40 DOM
6. 2026-06-14
   days on market $99,900 Active 38 DOM
7. 2026-06-12
   days on market $99,900 Active 37 DOM
8. 2026-06-09
   days on market $99,900 Active 34 DOM
9. 2026-06-08
   days on market $99,900 Active 33 DOM
10. 2026-06-07
    days on market $99,900 Active 32 DOM
11. 2026-06-03
    days on market $99,900 Active 28 DOM
12. 2026-06-02
    days on market $99,900 Active 27 DOM
13. 2026-06-01
    days on market $99,900 Active 26 DOM
14. 2026-05-31
    days on market $99,900 Active 25 DOM
15. 2026-05-30
    days on market $99,900 Active 24 DOM
16. 2026-04-21
    listed $99,900 Active
17. 2026-02-03
    status Active
18. 2025-10-15
    status Active
19. 2025-10-07
    status Active
20. 2025-09-18
    historical Active Under Contract
21. 2025-06-19
    price
22. 2025-06-16
    price
23. 2025-04-25
    listed Active

ⓘ 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: $1,293 · $108/mo
• Projected year-2 tax: $1,293 · $108/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $14,523
• − Mortgage interest: −$5,596
• − Property taxes: −$1,293
• − Insurance: −$500
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$2,906
• Taxable income: $1,904
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $2,937/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

8 events — show timeline

• 2026-04-21 Listed $99,900 BBOR
• 2026-02-03 Relisted — BBOR
• 2025-10-15 Relisted — BBOR
• 2025-10-07 Relisted — BBOR
• 2025-09-18 Contingent — BBOR
• 2025-06-19 Price Changed — BBOR
• 2025-06-16 Price Changed — BBOR
• 2025-04-25 Listed — BBOR

Property tax history

+1.1%/yr

Latest (2018): $1,293 · +0.0% YoY. Source: county tax records.