447 Dogwood Trl · Flatwoods, WV 26631

$99,900

2 bd · 1.0 ba · 756 sqft · Manufactured · 5 Days on market

Built 1992 2.02 ac lot

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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).

• Cash flow +12.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Looking for the perfect weekend getaway, hunting camp, vacation retreat, or full-time residence? This affordable property offers a little over 2 acres of country living just minutes from Bulltown Campground and the beautiful Burnsville Lake! Making it an ideal location for outdoor enthusiasts. This 2-bedroom, 1-bath single-wide home features brand new flooring throughout, city water and septic, providing convenience and functionality. Two storage sheds are included, one of which is almost brand new. Whether you're seeking a peaceful escape or a place to call home year-round, this property offers a great opportunity in a desirable recreational area!

Key facts

• City water
• Brand new flooring
• Two storage sheds

Tags

• BRAND NEW FLOORING
• CITY WATER
• TWO STORAGE SHEDS

Property features AI

Finance

• Other: Property sits on approximately 2.02 acres
• Financial info: No investor or income/expense details provided
• HOA & community: Community pool

Exterior

• Parking: Off-street and on-street parking
• Security: No security features listed
• Utilities: Public water; Septic tank
• Home design: Single-story manufactured home (single wide); Residential property
• Construction: Aluminum siding; Metal roof; Built on crawl space
• Exterior features: Deck; Porch; Level lot; Lake and river/stream frontage; property on the waterfront

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 5 rooms (includes living areas and bedrooms)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating with electric forced air; Ceiling fans and window AC units
• Interior features: Refrigerator and range included; Laminate flooring; Crawl space basement
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $-23 ($-281/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (15.5% below list).
• Recommended offer: $84k (15.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#112 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Braxton County Schools (rural): math 16% / reading 32% proficiency, ranked #52 of 55 in WV (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Flatwoods Elementary School (math 12% / reading 17%, grade F, #370 of 377 statewide, top 99%, 173 students, 0% FRL); Braxton County Middle School (math 9% / reading 30%, grade F, #106 of 109 statewide, top 97%, 383 students, 0% FRL); Braxton County High School (math 17% / reading 52%, grade F, #42 of 110 statewide, top 47%, 503 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 5 active listings in the ZIP; 2 units permitted in Braxton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $2k appreciation (2.5% local appreciation)).
• Braxton County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $62k; list at $100k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,426 (15.5% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.00%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.28×
• Total profit: $7,891
• Equity at exit: $42,084

10-year hold

• IRR: 8.4%
• Equity multiple: 2.20×
• Total profit: $33,597
• Equity at exit: $62,733

Cash invested: $27,972 (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 26631

• Home prices YoY: 1.6%
• Active inventory: 5
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $844 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $-23

Break-even live

Break-even rent $874

Max offer price $96,511

Occupancy floor 98%

Sensitivity live

Price	-10% $46	-5% $11	+0% $-23	+5% $-58	+10% $-92
Rent	-10% $-90	-5% $-57	+0% $-23	+5% $10	+10% $43
Rate	-1.0pp $27	-0.5pp $2	base $-23	+0.5pp $-49	+1.0pp $-76

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-22
   days on market $99,900 Active 5 DOM
2. 2026-06-21
   days on market $99,900 Active 4 DOM
3. 2026-06-21
   days on market $99,900 Active 3 DOM
4. 2026-06-17
   remarks 656-char remark
5. 2026-06-17
   listed $99,900 Active 1 DOM

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,131
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$810
• − Management: −$810
• − Depreciation: −$2,906
• Taxable loss: −$1,990
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $197/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: Braxton County Schools
• NCES district ID: 5400120
• Math proficiency: 16% ▼ -10.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $34,575
• Composite: 19.69/100
• National rank: #8731
• State rank: #52 of 55 in WV

Livability — Flatwoods

• Score: 66/100
• State rank: #112
• US rank: #12036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 234

Population outlook (Braxton County) Hauer SSP2

• Today (2025): 14,043 people
• By 2030: 13,599 · -3.2%
• By 2040: 12,544 · -10.7%
• By 2050: 11,497 · -18.1%
• By 2075: 9,307 · -33.7%
• By 2100: 6,984 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Braxton

• 2024 margin: Solid R (+51.9) · D 23.2% · R 75.1% · Other 1.7%
• 2008→2024 swing: -53.3pp toward R · 2008: 1.4pp · 2024: -51.9pp
• All cycles: 2024: R+51.9 2020: R+47.0 2016: R+43.5 2012: R+14.9 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.49%
• Current HPI: 154.848
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1232.0% since first listed

3 events — show timeline

• 2026-06-17 Listed $99,900 NCWVREIN
• 2024-08-02 Sold (Public Records) $62,000 Public Records
• 2005-05-03 Sold (Public Records) $7,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $147 · +10.0% YoY. Source: county tax records.