111 Cannaday St · Beckley, WV 25801

$39,900

4 bd · 1.0 ba · 2,004 sqft · SingleFamily public records · 49 Days on market

Built 1963 5,401 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor special with strong upside potential! This 4-bedroom brick home offers over 2,000 sq ft of living space with a full basement and flexible layout ready for renovation. Solid construction with brick exterior, carport, and multiple living areas provides a great foundation for your next project. Property features central HVAC, municipal utilities, and a functional footprint ideal for resale, rental, or long-term hold. Home is in need of repairs and updates throughout and is boarded in areas. Priced accordingly for investors or cash buyers seeking a value-add opportunity. Conveniently located in Beckley with easy access to schools, shopping, dining, and major routes. Sold strictly AS-IS

Key facts

• Central hvac
• Flexible layout
• Full basement

Tags

• BRICK HOME
• FULL BASEMENT
• CENTRAL HVAC
• MUNICIPAL UTILITIES
• MULTIPLE LIVING AREAS
• FLEXIBLE LAYOUT

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Attached carport (1 space); Driveway parking; Off-street parking (total 1 garage/parking space listed)
• Utilities: Public water; Public sewer
• Home design: Detached home; Year built estimated
• Construction: Brick and combination exterior materials; Block foundation
• Exterior features: No tidal water on the lot; Above-grade other structures present

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Fully finished basement; Multiple access exits; Level main entry with gentle entry slope

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $840 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.6% 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, schools D-, crime 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.
• 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1963 — 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: 3.54% ✓
• Cap rate: 31.56%
• Cash-on-cash: 90.25%
• DSCR: 5.02
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $186,372
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Rice St	0.20mi	4/2.0	2,022 (+1%)	11mo	$110,000	$54	76
403 G St	0.10mi	3/2.0 (-1)	1,746 (-13%)	5mo	$164,000	$94	61
905 S Kanawha St	0.42mi	3/2.0 (-1)	1,916 (-4%)	8mo	$172,000	$90	58
800 Patch St	0.41mi	4/2.5	1,809 (-10%)	3mo	$155,000	$86	56
202 Maplewood Ln	0.33mi	4/1.5	2,227 (+11%)	9mo	$72,500	$33	56
805 Woodlawn Ave	0.57mi	3/1.5 (-1)	1,840 (-8%)	5mo	$231,000	$126	49
113 Queen St	0.65mi	4/3.0	1,840 (-8%)	9mo	$273,000	$148	41
2228 S Kanawha St	0.62mi	3/1.5 (-1)	1,742 (-13%)	6mo	$105,000	$60	37
407 Larew Ave	0.70mi	3/2.5 (-1)	1,872 (-7%)	11mo	$226,000	$121	36
205 Garfield St	0.55mi	3/2.0 (-1)	2,263 (+13%)	11mo	$135,000	$60	34
317 Myers Ave	0.62mi	4/2.0	1,725 (-14%)	19mo	$161,000	$93	28
106 King St	0.64mi	3/2.0 (-1)	1,703 (-15%)	12mo	$279,000	$164	26

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: 92.4%
• Equity multiple: 5.37×
• Total profit: $48,871
• Equity at exit: $5,949

10-year hold

• IRR: 95.5%
• Equity multiple: 11.66×
• Total profit: $119,125
• Equity at exit: $3,450

Cash invested: $11,172 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,413 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $840

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 36%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $39,900 Active 49 DOM
2. 2026-06-18
   days on market $39,900 Active 48 DOM
3. 2026-06-17
   price $39,900 Active 47 DOM
4. 2026-06-17
   days on market $45,000 Active 47 DOM
5. 2026-06-16
   days on market $45,000 Active 46 DOM
6. 2026-06-15
   days on market $45,000 Active 45 DOM
7. 2026-06-14
   days on market $45,000 Active 43 DOM
8. 2026-06-12
   days on market $45,000 Active 42 DOM
9. 2026-06-09
   days on market $45,000 Active 39 DOM
10. 2026-06-08
    days on market $45,000 Active 38 DOM
11. 2026-06-07
    pricedays on market $45,000 Active 37 DOM
12. 2026-06-03
    days on market $60,000 Active 33 DOM
13. 2026-06-02
    days on market $60,000 Active 32 DOM
14. 2026-06-01
    days on market $60,000 Active 31 DOM
15. 2026-05-31
    days on market $60,000 Active 30 DOM
16. 2026-05-30
    days on market $60,000 Active 29 DOM
17. 2026-05-01
    listed $60,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥91°F today · 21 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: $16,952
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$1,161
• Taxable income: $10,046
• Est. tax owed @ 24.0%: −$2,411
• After-tax cash flow: $7,672/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

1 event — show timeline

• 2026-05-01 Listed $60,000 BRIGHT MLS

Property tax history

-25.2%/yr

Latest (2025): $18 · +0.6% YoY. Source: county tax records.