60 Woodland Dr · Madison, WV 25130

$150,000

5 bd · 2.0 ba · 2,448 sqft · SingleFamily public records · 48 Days on market

Built 1973 Est $174k · 14% under ↓ 32% 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 +16.5/30.0
• ARV discount +13.7/15.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +4.6/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

4BR/ 2.5 BA home in Holly Hills. So many possibilities! Living room, family and den. All Pre-1978 properties must include LBP. Property is owned by the US Dept. of HUD. Case #571-174676. FHA Insured Escrow (IE) Subject to Appraisal. Seller may contribute up to 3% of buyer’s closing cost. Seller makes no representations or warranties as to property condition. HUD Homes are sold “AS-IS. " Equal Housing Opportunity. All Showing Agents must sign in at the property for EVERY showing. Seller may contribute up to 3% for buyer’s closing costs, upon bid submission.

Key facts

• Garage
• Built 1973
• Listed 48 days

Property features AI

Finance

• HOA & community: Association fee paid annually

Exterior

• Parking: Attached garage; Garage (1 space); Parking pad
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Brick and frame construction; Composition/shingle roof
• Exterior features: Deck; Storage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Insulated windows; Partial basement; 10 total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $144k (3.9% below list).
• Recommended offer: $144k (3.9% 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 48 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y 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

• 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 $144,217 (3.9% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.96% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $173,808
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Beech Ln	0.11mi	4/2.0 (-1)	2,560 (+5%)	6mo	$181,000	$71	77
10 Oakwood Dr	0.17mi	4/3.5 (-1)	2,679 (+9%)	9mo	$409,000	$153	58
167 Madison Ave	0.60mi	4/2.0 (-1)	2,305 (-6%)	6mo	$160,000	$69	52

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: 26.1%
• Equity multiple: 3.08×
• Total profit: $87,273
• Equity at exit: $135,132

10-year hold

• IRR: 22.9%
• Equity multiple: 7.02×
• Total profit: $252,703
• Equity at exit: $291,417

Cash invested: $42,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$203 /mo · $2,437/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $87

Break-even live

Break-even rent $1,332

Max offer price $150,000

Occupancy floor 89%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $150,000 Active 48 DOM
2. 2026-06-17
   days on market $150,000 Active 47 DOM
3. 2026-06-16
   days on market $150,000 Active 46 DOM
4. 2026-06-15
   days on market $150,000 Active 45 DOM
5. 2026-06-15
   days on market $150,000 Active 44 DOM
6. 2026-06-13
   days on market $150,000 Active 43 DOM
7. 2026-06-12
   days on market $150,000 Active 42 DOM
8. 2026-06-09
   days on market $150,000 Active 39 DOM
9. 2026-06-08
   days on market $150,000 Active 38 DOM
10. 2026-06-08
    days on market $150,000 Active 37 DOM
11. 2026-06-07
    days on market $150,000 Active 36 DOM
12. 2026-06-04
    days on market $150,000 Active 34 DOM
13. 2026-06-03
    days on market $150,000 Active 33 DOM
14. 2026-06-02
    days on market $150,000 Active 32 DOM
15. 2026-06-01
    days on market $150,000 Active 31 DOM
16. 2026-05-31
    days on market $150,000 Active 30 DOM
17. 2026-05-01
    listed $150,000 Active
18. 2025-03-17
    status Active
19. 2025-02-15
    status Pending
20. 2024-11-19
    listed $189,000 Active
21. 2022-03-31
    soldstatus $195,000
22. 2022-03-29
    soldstatus $195,000
23. 2022-01-31
    listed $190,000
24. 2021-07-26
    listed $190,000
25. 2021-01-10
    listed $220,000
26. 2019-12-31
    listed $220,000

ⓘ 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: $2,437 · $203/mo
• Projected year-2 tax: $2,437 · $203/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: $17,306
• − Mortgage interest: −$8,402
• − Property taxes: −$2,437
• − Insurance: −$750
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$4,364
• Taxable loss: −$1,416
• Est. tax savings @ 24.0%: +$340
• After-tax cash flow: $1,385/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

-31.8% since first listed

10 events — show timeline

• 2026-05-01 Listed $150,000 KVBOR
• 2025-03-17 Relisted — KVBOR
• 2025-02-15 Pending — KVBOR
• 2024-11-19 Listed $189,000 KVBOR
• 2022-03-31 Sold (Public Records) $195,000 Public Records
• 2022-03-29 Sold (MLS) $195,000 KVBOR
• 2022-01-31 Listed $190,000 KVBOR
• 2021-07-26 Listed $190,000 KVBOR
• 2021-01-10 Listed $220,000 KVBOR
• 2019-12-31 Listed $220,000 KVBOR

Property tax history

+2.9%/yr

Latest (2025): $2,437 · +0.6% YoY. Source: county tax records.