Updated 2026 · Based on median market data for Beckley, WV
The median monthly rent in Beckley, WV is $1,050, translating to $12,600 in annual gross rental income per unit. The rent-to-price ratio is 0.75% — below the 1% rule but within a range where deals can work with good financing.
Renters in Beckley spend approximately 30% of the local median household income ($42,200) on rent. This is within the healthy 25-30% range, indicating rent is affordable relative to local incomes. There may be room for moderate rent increases, especially for updated or well-located units.
The vacancy rate in Beckley is 7.5%. This is above the national average and warrants careful tenant screening and marketing. Budget for longer vacancy periods between tenants and consider offering competitive amenities or pricing to reduce turnover. Population growth of -0.4% annually means demand is flat to declining — focus on properties in the strongest neighborhoods.
Beckley's GRM (price divided by annual rent) is 11.1x. A GRM under 12x is excellent — it means you're paying less than 12 years of gross rent for the property, suggesting strong income relative to price. For comparison, the national average GRM for investment-grade rentals is approximately 13-15x.
At the median rent of $1,050/mo, a single-family rental in Beckley generates approximately $12,600 in gross annual income. After accounting for 7.5% vacancy ($945 lost), property taxes of $812, insurance (~$560), and maintenance (~$560), the estimated NOI is $9,723 per year, or $810/mo.
Beckley vs West Virginia state average and national average across key investment metrics. Beckley outperforms both benchmarks on cap rate.