90 Dogwood Ln · Madison, WV 25130

$139,000

3 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 44 Days on market

Built 1980 0.48 ac lot Est $156k · 11% under ↓ 30% since listing

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Why this score? — see what drove the C 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 +15.9/30.0
• ARV discount +12.3/15.0
• Appreciation +10.0/10.0
• DSCR +4.9/10.0
• 1% rule +3.7/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this beautiful A-frame home featuring 3 bedrooms, 2 full baths, and a spacious loft, offering the perfect blend of comfort and character. Situated atop the Holly Hills subdivision, this property provides plenty of privacy and space. Step inside through the double front doors to find a warm and inviting open layout, a utility room, and plenty of natural light throughout with the oversized windows. Enjoy peaceful mornings and stunning sunsets and sunrises from this elevated setting. Outside, you’ll find a carport, access to a neighborhood walking trail, and all the charm that makes Holly Hills one of the area’s most sought-after communities. This unique property offers

Key facts

• Open layout
• Oversized windows
• A-frame home

Tags

• A-FRAME HOME
• HOLLY HILLS SUBDIVISION
• OPEN LAYOUT
• OVERSIZED WINDOWS
• NEIGHBORHOOD WALKING TRAIL
• MOUNTAIN-STYLE LIVING

Property features AI

Finance

• Other: Listing broker: Boone Realty, LLC

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Frame construction
• Construction: Frame construction; Composition/shingle roof
• Exterior features: Composition/shingle roof; Lot approximately 0.48 acres; Located in the Holly Hills subdivision; Driving directions available

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Insulated windows; 7 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $67 ($798/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (13.4% below list).
• Recommended offer: $120k (13.4% 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 $15k of equity ($961 loan paydown + $14k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,405 (13.4% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $155,520
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Reservoir Rd	0.59mi	3/2.5	1,664 (+3%)	2mo	$159,000	$96	64
474 Third St	0.53mi	3/1.5	1,770 (+9%)	2mo	$172,000	$97	56
8 Madison Ave	0.52mi	3/1.5	1,757 (+8%)	21mo	$80,260	$46	42
127 Josephine Ave	0.72mi	2/2.0 (-1)	1,427 (-12%)	21mo	$116,000	$81	24

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: 25.7%
• Equity multiple: 3.05×
• Total profit: $79,912
• Equity at exit: $125,222

10-year hold

• IRR: 22.6%
• Equity multiple: 6.96×
• Total profit: $231,939
• Equity at exit: $270,046

Cash invested: $38,920 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$98 /mo · $1,174/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $67

Break-even live

Break-even rent $1,120

Max offer price $139,000

Occupancy floor 89%

Sensitivity live

Price	-10% $145	-5% $106	+0% $67	+5% $27	+10% $-12
Rent	-10% $-29	-5% $19	+0% $67	+5% $114	+10% $162
Rate	-1.0pp $137	-0.5pp $102	base $67	+0.5pp $31	+1.0pp $-6

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-07
   status $139,000 Pending 44 DOM
2. 2026-06-04
   days on market $139,000 Active 44 DOM
3. 2026-06-03
   days on market $139,000 Active 43 DOM
4. 2026-06-02
   days on market $139,000 Active 42 DOM
5. 2026-06-01
   days on market $139,000 Active 41 DOM
6. 2026-05-31
   days on market $139,000 Active 40 DOM
7. 2026-05-16
   price $139,000
8. 2026-05-12
   price $144,000
9. 2026-05-07
   price $149,000
10. 2026-05-04
    price $154,000
11. 2026-04-20
    listed $159,000 Active
12. 2026-03-30
    price $169,000
13. 2026-02-18
    price $180,000
14. 2026-01-20
    price $185,000
15. 2026-01-08
    price $189,000
16. 2025-11-20
    price $194,000
17. 2025-11-05
    listed $199,000 Active

ⓘ 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: $1,174 · $98/mo
• Projected year-2 tax: $1,174 · $98/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 · 20 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: $14,449
• − Mortgage interest: −$7,786
• − Property taxes: −$1,174
• − Insurance: −$695
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$4,044
• Taxable loss: −$1,562
• Est. tax savings @ 24.0%: +$375
• After-tax cash flow: $1,173/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

-30.2% since first listed

11 events — show timeline

• 2026-05-16 Price Changed $139,000 KVBOR
• 2026-05-12 Price Changed $144,000 KVBOR
• 2026-05-07 Price Changed $149,000 KVBOR
• 2026-05-04 Price Changed $154,000 KVBOR
• 2026-04-20 Listed $159,000 KVBOR
• 2026-03-30 Price Changed $169,000 KVBOR
• 2026-02-18 Price Changed $180,000 KVBOR
• 2026-01-20 Price Changed $185,000 KVBOR
• 2026-01-08 Price Changed $189,000 KVBOR
• 2025-11-20 Price Changed $194,000 KVBOR
• 2025-11-05 Listed $199,000 KVBOR

Property tax history

+8.0%/yr

Latest (2023): $1,174 · +5.4% YoY. Source: county tax records.