580 Dogwood Trl · Shannondale, WV 25425

$425,000

3 bd · 3.0 ba · 1,680 sqft · Manufactured · 8 Days on market

Built 2025 Poor condition 0.34 ac 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Appreciation +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

This stunning split-level home offers an exceptional opportunity! With three generously sized bedrooms and three full bathrooms, this home is designed for comfort and convenience. Step inside to find a thoughtfully designed layout featuring luxurious vinyl plank flooring and plush carpeting. The heart of the home boasts a modern kitchen equipped with stainless steel appliances, including a refrigerator, stove, dishwasher and built-in microwave ensuring that meal prep is a delight. The lower floor laundry hookups provide added convenience, making chores a breeze. Situated on a generous 0.34-acre corner lot, this property offers ample outdoor space for gardening, entertaining, or simply enjoy

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 2025

Property features AI

Exterior

• Parking: Attached, front-entry oversized 2-car garage with inside access and garage door opener; Electric vehicle charging station(s); Gravel driveway
• Utilities: Public water; On-site septic; Electric hot water
• Home design: Detached property; Architectural shingle roof; Construction not completed (estimated year built)
• Construction: Vinyl siding; Concrete perimeter foundation; Passive radon mitigation
• Exterior features: Corner lot; Above- and below-grade other structures

Interior

• Kitchen: Dishwasher; Stove; Refrigerator; Stainless steel appliances
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Luxury vinyl plank; Ceramic tile
• Bathrooms: Three full bathrooms (two on main level, one on lower level)
• Heating & cooling: Heat pump heating and cooling (electric)
• Interior features: High walls and ceilings; Daylight, fully finished basement with windows; Passive radon mitigation in foundation
• Laundry & utility: Washer/Dryer hookups (lower floor); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $425k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $425k).
• Cap rate 12.8% vs local median 3.0% in Shannondale — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#179 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: schools F, amenities F, commute F.
• Jefferson County Schools (rural): math 29% / reading 46% proficiency, ranked #6 of 55 in WV (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 117 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,162 units permitted in Jefferson County in 2024 (360 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $119k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $425,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.43% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.39%
• DSCR: 2.04
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.4%
• Equity multiple: 1.66×
• Total profit: $78,672
• Equity at exit: $63,369

10-year hold

• IRR: 25.0%
• Equity multiple: 3.17×
• Total profit: $257,959
• Equity at exit: $36,746

Cash invested: $119,000 (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 25425

• Home prices YoY: -1.2%
• Active inventory: 117
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $6,072 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$72 /mo · $862/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,275
• Net cashflow: $2,320

Break-even live

Break-even rent $3,136

Max offer price $425,000

Occupancy floor 57%

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Beverly Pl Unit 1337813P Harpers Ferry, WV	3.0	2.0	1442	$6,027	$4.18	1d	1	0.64mi
193 Scarlet Oak Dr Unit 1337815P Harpers Ferry, WV	3.0	2.0	1173	$6,134	$5.23	5d	1	0.71mi

Listing history 7 events

1. 2026-06-18
   days on market $425,000 Active 8 DOM
2. 2026-06-17
   days on market $425,000 Active 7 DOM
3. 2026-06-16
   days on market $425,000 Active 6 DOM
4. 2026-06-15
   days on market $425,000 Active 5 DOM
5. 2026-06-13
   days on market $425,000 Active 3 DOM
6. 2026-06-13
   pricedays on market $425,000 Active 2 DOM
7. 2026-05-04
   historical $419,500

ⓘ 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: $862 · $72/mo
• Projected year-2 tax: $2,508 · $209/mo
• Expected delta: +$1,645/yr (+$137/mo · 190.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,869
• − Mortgage interest: −$23,807
• − Property taxes: −$862
• − Insurance: −$2,125
• − Repairs & maintenance: −$5,830
• − Management: −$5,830
• − Depreciation: −$12,364
• Taxable income: $22,052
• Est. tax owed @ 24.0%: −$5,293
• After-tax cash flow: $22,542/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.

Condition & rehab AI · 0 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates across all systems and areas, significantly impacting its current value. Significant investment is needed to bring it up to a move-in-ready condition.

Repairs flagged

• Major Kitchen appliances — No appliances shown, likely need replacement.
• Major Bathroom fixtures — No fixtures shown, likely need replacement.
• Major Flooring — No flooring shown, likely need replacement.
• Major Interior walls and paint — No walls or paint shown, likely need repainting.
• Major Roof — No roof shown, likely needs replacement.
• Major Exterior siding — No siding shown, likely needs replacement.
• Major Windows — No windows shown, likely need replacement.
• Major Foundation and structure — No foundation or structure shown, likely needs repair.
• Major HVAC and mechanicals — No HVAC or mechanicals shown, likely need replacement.
• Major Landscaping and curb appeal — No landscaping or curb appeal shown, likely needs improvement.

Value-add opportunities

• Resale Kitchen appliances — Modern, energy-efficient appliances enhance the home's appeal.
• Resale Bathroom fixtures — Upgraded fixtures improve the home's functionality and aesthetic.
• Resale Flooring — New flooring enhances the home's appearance and durability.
• Resale Interior walls and paint — Fresh paint and updated decor make the home more inviting.
• Resale Roof — A new roof ensures the home's structural integrity and longevity.
• Resale Exterior siding — New siding improves the home's curb appeal and energy efficiency.
• Resale Windows — Energy-efficient windows reduce energy costs and improve comfort.
• Resale Foundation and structure — A solid foundation ensures the home's structural integrity and longevity.
• Resale HVAC and mechanicals — Upgraded HVAC and mechanicals improve comfort and energy efficiency.
• Resale Landscaping and curb appeal — A well-maintained landscape enhances the home's curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · No appliances shown, likely need replacement.	Major	$15,000–50,000
Bathroom fixtures · No fixtures shown, likely need replacement.	Major	$15,000–50,000
Flooring · No flooring shown, likely need replacement.	Major	$15,000–50,000
Interior walls and paint · No walls or paint shown, likely need repainting.	Major	$15,000–50,000
Roof · No roof shown, likely needs replacement.	Major	$15,000–50,000
Exterior siding · No siding shown, likely needs replacement.	Major	$15,000–50,000
Windows · No windows shown, likely need replacement.	Major	$15,000–50,000
Foundation and structure · No foundation or structure shown, likely needs repair.	Major	$15,000–50,000
HVAC and mechanicals · No HVAC or mechanicals shown, likely need replacement.	Major	$15,000–50,000
Landscaping and curb appeal · No landscaping or curb appeal shown, likely needs improvement.	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Resale Kitchen appliances — Modern, energy-efficient appliances enhance the home's appeal. ↑
• Resale Bathroom fixtures — Upgraded fixtures improve the home's functionality and aesthetic. ↑
• Resale Flooring — New flooring enhances the home's appearance and durability. ↑
• Resale Interior walls and paint — Fresh paint and updated decor make the home more inviting. ↑
• Resale Roof — A new roof ensures the home's structural integrity and longevity. ↑
• Resale Exterior siding — New siding improves the home's curb appeal and energy efficiency. ↑
• Resale Windows — Energy-efficient windows reduce energy costs and improve comfort. ↑
• Resale Foundation and structure — A solid foundation ensures the home's structural integrity and longevity. ↑
• Resale HVAC and mechanicals — Upgraded HVAC and mechanicals improve comfort and energy efficiency. ↑
• Resale Landscaping and curb appeal — A well-maintained landscape enhances the home's curb appeal and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Jefferson County Schools
• NCES district ID: 5400570
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $67,038
• Composite: 33.98/100
• National rank: #5322
• State rank: #6 of 55 in WV

Livability — Shannondale

• Score: 62/100
• State rank: #179
• US rank: #16436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,404

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 61,715 people
• By 2030: 64,052 · +3.8%
• By 2040: 67,713 · +9.7%
• By 2050: 69,843 · +13.2%
• By 2075: 72,679 · +17.8%
• By 2100: 71,872 · +16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 10% Hispanic / Latino 7% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Italian 4% Slovak 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Jefferson

• 2024 margin: R (+15.8) · D 41.0% · R 56.8% · Other 2.1%
• 2008→2024 swing: -20.6pp toward R · 2008: 4.8pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+10.5 2016: R+15.3 2012: R+4.0 2008: D+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.67%
• Current HPI: 294.8189
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-04 Coming Soon $419,500 BRIGHT MLS

Property tax history

+63.5%/yr

Latest (2025): $862 · +166.9% YoY. Source: county tax records.