265 Osborne Ave · Madison, WV 25130

$49,000

3 bd · 1.0 ba · 1,004 sqft · SingleFamily public records · 73 Days on market

Built 1920 4,356 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
• 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 MLS

New listing in Madison - Walking distance to Elementary School - to bank and restaurants - A fixer upper to design your own home or could be a flip. Make your appointment - endless possibilities.

Key facts

• Brand new metal roof
• 4,356 sq ft lot
• Built 1920

Tags

• WELL-ESTABLISHED NEIGHBORHOOD
• WALK TO DOWNTOWN MADISON
• BRAND NEW METAL ROOF
• NEW NATURAL GAS FURNACE
• CENTRAL AIR CONDITIONING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Frame and plaster construction; Metal roof
• Exterior features: Deck; Porch

Interior

• Bedrooms: 4 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric air conditioning; Forced air heating
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $46k (6.0% below list) — sets the bar for market timing.

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 $5k of equity ($339 loan paydown + $5k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $3k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.10% ✓
• Cap rate: 17.94%
• Cash-on-cash: 41.60%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $108,432
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Washington St	0.32mi	4/1.0 (+1)	1,015 (+1%)	1mo	$110,000	$108	77
254 Jackson Ave	0.24mi	2/1.0 (-1)	1,008 (+0%)	12mo	$70,000	$69	73

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 56.6%
• Equity multiple: 5.15×
• Total profit: $56,998
• Equity at exit: $44,143

10-year hold

• IRR: 50.1%
• Equity multiple: 11.50×
• Total profit: $144,056
• Equity at exit: $95,196

Cash invested: $13,720 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $476

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 49%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $49,000 Active 73 DOM
2. 2026-06-17
   days on market $49,000 Active 72 DOM
3. 2026-06-16
   days on market $49,000 Active 71 DOM
4. 2026-06-15
   days on market $49,000 Active 70 DOM
5. 2026-06-15
   days on market $49,000 Active 69 DOM
6. 2026-06-13
   days on market $49,000 Active 68 DOM
7. 2026-06-12
   days on market $49,000 Active 67 DOM
8. 2026-06-09
   days on market $49,000 Active 64 DOM
9. 2026-06-08
   days on market $49,000 Active 63 DOM
10. 2026-06-08
    days on market $49,000 Active 62 DOM
11. 2026-06-07
    days on market $49,000 Active 61 DOM
12. 2026-06-04
    days on market $49,000 Active 59 DOM
13. 2026-06-03
    days on market $49,000 Active 58 DOM
14. 2026-06-02
    days on market $49,000 Active 57 DOM
15. 2026-06-01
    days on market $49,000 Active 56 DOM
16. 2026-05-31
    days on market $49,000 Active 55 DOM
17. 2026-05-17
    price $55,000
18. 2026-04-20
    price $59,000
19. 2026-04-06
    price $69,000
20. 2026-04-06
    listed $52,000 Active
21. 2024-09-20
    soldstatus $35,000 Closed 196-char remark

    Show marketing remark (196 chars)

    New listing in Madison - Walking distance to Elementary School - to bank and restaurants - A fixer upper to design your own home or could be a flip. Make your appointment - endless possibilities.

22. 2024-08-24
    status Pending 196-char remark

    Show marketing remark (196 chars)

    New listing in Madison - Walking distance to Elementary School - to bank and restaurants - A fixer upper to design your own home or could be a flip. Make your appointment - endless possibilities.

23. 2024-07-24
    listed $45,000 Active 196-char remark

    Show marketing remark (196 chars)

    New listing in Madison - Walking distance to Elementary School - to bank and restaurants - A fixer upper to design your own home or could be a flip. Make your appointment - endless possibilities.

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥99°F today · 21 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: $12,369
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$1,425
• Taxable income: $5,240
• Est. tax owed @ 24.0%: −$1,258
• After-tax cash flow: $4,451/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

+22.2% since first listed

7 events — show timeline

• 2026-05-17 Price Changed $55,000 KVBOR
• 2026-04-20 Price Changed $59,000 KVBOR
• 2026-04-06 Price Changed $69,000 KVBOR
• 2026-04-06 Listed $52,000 KVBOR
• 2024-09-20 Sold (MLS) $35,000 KVBOR
• 2024-08-24 Pending — KVBOR
• 2024-07-24 Listed $45,000 KVBOR

Property tax history

-19.8%/yr

Latest (2023): $97 · +35.2% YoY. Source: county tax records.