335 Woodland Dr · Madison, WV 25130

$149,900

3 bd · 2.0 ba · 1,712 sqft · SingleFamily public records · 271 Days on market

Built 1973 0.29 ac lot Est $164k · 9% under

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Why this score? — see what drove the D+ 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).

• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• Cash flow +9.2/30.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• DSCR +2.6/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

LOCATION and PRICE DUCTION!! Motivated Sellers!! Metal ROOF only a few months old. Make your appointment to view this 1851 sg ft home offering 3 bedroom 2 bath on Large lot. If you like retro you will love this well built home on a corner lot. A unique sunken living room - with Bay window. Family room with sliding doors to a deck that overlooks the neighborhood. Dining room also has sliding doors to a back deck. Extra room can be den or another bedroom. Flooring allowance of $5,000. at closing. One car attached garage. Metal Roof put on in February $5,000. in flooring allowance to buyer at closing- In established neighborhood. Convenient to schools, churches and shopping. 25 minutes to Cha

Key facts

• Large lot
• Sunken living room
• Bay window

Tags

• LARGE LOT
• SUNKEN LIVING ROOM
• BAY WINDOW
• SLIDING DOORS
• BACK DECK
• ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Garage with 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick and vinyl siding exterior; Metal roof
• Exterior features: Deck; Fenced yard

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total rooms: 8
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with forced air; Electric cooling
• Interior features: Insulated windows; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (17.9% below list).
• Recommended offer: $123k (17.9% below list) — sets the bar for 1% rule.

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 $16k of equity ($1k loan paydown + $15k 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.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $150k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,008 (17.9% 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 271 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.22%
• DSCR: 0.86
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $164,352
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
474 Third St	0.57mi	3/1.5	1,770 (+3%)	2mo	$172,000	$97	64
311 Reservoir Rd	0.66mi	3/2.5	1,664 (-3%)	2mo	$159,000	$96	61
25 Hickory Ln	0.16mi	3/2.0	1,929 (+13%)	15mo	$170,000	$88	59
8 Madison Ave	0.59mi	3/1.5	1,757 (+3%)	21mo	$80,260	$46	49

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: 22.0%
• Equity multiple: 2.78×
• Total profit: $74,517
• Equity at exit: $135,042

10-year hold

• IRR: 19.8%
• Equity multiple: 6.36×
• Total profit: $225,175
• Equity at exit: $291,223

Cash invested: $41,972 (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 25130

• Home prices YoY: 7.3%
• Active inventory: 17
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$236 /mo · $2,830/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-113

Break-even live

Break-even rent $1,373

Max offer price $130,011

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-70	+0% $-113	+5% $-155	+10% $-197
Rent	-10% $-210	-5% $-161	+0% $-113	+5% $-64	+10% $-15
Rate	-1.0pp $-37	-0.5pp $-74	base $-113	+0.5pp $-151	+1.0pp $-191

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-16
   status Pending
2. 2026-04-01
   price $149,900
3. 2026-02-17
   price $159,900
4. 2025-10-15
   price $165,000
5. 2025-08-18
   listed $182,500 Active
6. 1990-02-22
   soldstatus $75,000

ⓘ 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: $2,830 · $236/mo
• Projected year-2 tax: $2,830 · $236/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 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: $14,761
• − Mortgage interest: −$8,397
• − Property taxes: −$2,830
• − Insurance: −$750
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$4,361
• Taxable loss: −$3,937
• Est. tax savings @ 24.0%: +$945
• After-tax cash flow: $-406/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

+99.9% since first listed

6 events — show timeline

• 2026-05-16 Pending — KVBOR
• 2026-04-01 Price Changed $149,900 KVBOR
• 2026-02-17 Price Changed $159,900 KVBOR
• 2025-10-15 Price Changed $165,000 KVBOR
• 2025-08-18 Listed $182,500 KVBOR
• 1990-02-22 Sold (Public Records) $75,000 Public Records

Property tax history

+20.5%/yr

Latest (2025): $2,830 · +0.8% YoY. Source: county tax records.