307 W 1st St · Madison, WV 25130

$29,900

2 bd · 1.0 ba · 677 sqft · SingleFamily public records · 34 Days on market

Built 1935

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cute two bedroom, one bath cottage. Large front yard with concrete parking pad in front. Conveniently located in Madison, convenient to shopping and schools. This needs some repair but great potential.

Key facts

• Front yard
• Shopping
• Schools

Tags

• FRONT YARD
• CONCRETE PARKING PAD
• CONVENIENTLY LOCATED
• SHOPPING
• SCHOOLS

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story
• Construction: Vinyl siding
• Exterior features: Front porch; Composition/shingle roof

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 4 total rooms
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air (electric); Electric forced-air heating
• Interior features: Eat-in kitchen; Insulated windows

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $-8 ($-96/yr) — negative.
• To cash-flow at today's rent, offer at most $28k (4.7% below list).
• Meets the 1% rule at list price ($816 rent vs $30k).
• Recommended offer: $28k (4.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 60/100 on livability (#217 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment F.
• Boone County Schools (rural): math 26% / reading 36% proficiency, ranked #26 of 55 in WV (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Madison Elementary (math 22% / reading 32%, grade F, #261 of 377 statewide, top 75%, 273 students, 0% FRL); Madison Middle School (math 18% / reading 30%, grade F, #89 of 109 statewide, top 82%, 442 students, 0% FRL); Scott High School (math 17% / reading 37%, grade F, #79 of 110 statewide, top 78%, 529 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 17 active listings in the ZIP; 4 units permitted in Boone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($207 loan paydown + $3k appreciation (10.0% local appreciation)).
• Boone County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago 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: flood insurance adds $427/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,480 (4.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-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. 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: 2.73% ✓
• Cap rate: 23.09%
• Cash-on-cash: 59.99%
• DSCR: 3.67
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.92×
• Total profit: $16,059
• Equity at exit: $26,936

10-year hold

• IRR: 21.4%
• Equity multiple: 6.76×
• Total profit: $48,262
• Equity at exit: $58,089

Cash invested: $8,372 (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 25130

• Home prices YoY: 7.3%
• Active inventory: 17
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $816 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$12
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $-8

Break-even live

Break-even rent $826

Max offer price $28,480

Occupancy floor 96%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-21
   listed $29,900 Active
2. 2022-09-14
   soldstatus $64,000
3. 2022-09-13
   soldstatus $64,000
4. 2022-05-12
   listed $69,000
5. 2018-01-20
   listed $47,000
6. 2017-03-22
   listed $52,000
7. 2016-07-22
   soldstatus $42,500
8. 2016-04-20
   listed $45,000
9. 2005-12-21
   soldstatus $25,000
10. 1986-07-17
    soldstatus $20,000

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $679 · $57/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 5/10 Major FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥100°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,787
• − Mortgage interest: −$1,675
• − Property taxes: −$679
• − Insurance: −$5,268
• − Repairs & maintenance: −$783
• − Management: −$783
• − Depreciation: −$870
• Taxable loss: −$270
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $-32/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: Boone County Schools
• NCES district ID: 5400090
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $39,554
• Composite: 26.0/100
• National rank: #7318
• State rank: #26 of 55 in WV

Livability — Madison

• Score: 60/100
• State rank: #217
• US rank: #19138

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madison, WV
• Population (ZIP): 3,347

Population outlook (Boone County) Hauer SSP2

• Today (2025): 20,544 people
• By 2030: 19,019 · -7.4%
• By 2040: 16,026 · -22.0%
• By 2050: 13,482 · -34.4%
• By 2075: 8,854 · -56.9%
• By 2100: 6,046 · -70.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 2% Two or more races 1%
• Common ancestry: Scottish 2% Serbian 2% Italian 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 99% English-only · Chinese 1% Spanish 0%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+57.4) · D 20.1% · R 77.5% · Other 2.3%
• 2008→2024 swing: -68.1pp toward R · 2008: 10.7pp · 2024: -57.4pp
• All cycles: 2024: R+57.4 2020: R+53.0 2016: R+54.3 2012: R+31.3 2008: D+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.81%
• Current HPI: 158.1346
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+49.5% since first listed

10 events — show timeline

• 2026-04-21 Listed $29,900 KVBOR
• 2022-09-14 Sold (Public Records) $64,000 Public Records
• 2022-09-13 Sold (MLS) $64,000 KVBOR
• 2022-05-12 Listed $69,000 KVBOR
• 2018-01-20 Listed $47,000 KVBOR
• 2017-03-22 Listed $52,000 KVBOR
• 2016-07-22 Sold (MLS) $42,500 KVBOR
• 2016-04-20 Listed $45,000 KVBOR
• 2005-12-21 Sold (Public Records) $25,000 Public Records
• 1986-07-17 Sold (Public Records) $20,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $679 · -49.1% YoY. Source: county tax records.