580 Dogwood Trl

Shannondale, WV 25425

$425,000B-

3 bd · 3.0 ba · 1,680 sqft · Built 2025 · Manufactured · Active · 8 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $6,072/mo
• Mortgage (P&I): −$2,229
• Tax + insurance: −$249
• HOA: −$0
• Vac / Maint / Mgmt: −$1,275
• Net cashflow: $2,320/mo
• Annual: $27,834/yr
• Cap rate: 12.84%
• Cash-on-cash: 23.39%
• DSCR: 2.04
• 1% rule: 1.43%
• Cash to close: $119,000

Investor read

• This is a 3-bed/3.0-bath manufactured listed at $425k. Condition is rated poor.
• 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).
• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• 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).
• 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.
• 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.
• 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.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.