37 Dorothy Ct · Inwood, WV 25428

$225,000

3 bd · 1.5 ba · 1,000 sqft · Townhouse public records · 10 Days on market

Built 2006 1,119 sqft lot Est $196k · 15% over $21/mo HOA · 1% of rent

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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 +20.7/30.0
• DSCR +6.6/10.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming interior townhome offering 3 bedrooms, 1.5 baths, and a functional layout perfect for everyday living! Freshly painted with beautiful wood floors, new appliances, and a newer HVAC system, this move-in ready home is ideal for first-time buyers or investors seeking a great opportunity. The main level features a spacious living room, convenient half bath, and dedicated dining area with easy flow into the kitchen. Upstairs, you’ll find three comfortable bedrooms and a full bath. Step outside to the rear deck—perfect for enjoying your morning coffee or unwinding after a long day. Conveniently located near I-81, Route 51, and other major commuter routes, this

Key facts

• $21 HOA
• Built 2006
• Listed 10 days

Property features AI

Finance

• Other: Ownership: Fee simple
• HOA & community: HOA fee of $250 annually

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service for heating, cooling, and hot water
• Home design: Interior townhouse/rowhouse
• Construction: Brick construction; Block foundation; Above grade and below grade structures; Year built source: Assessor
• Exterior features: Tidal water: no; Directions available: From Winchester Ave take a left on to Tabler Station Rd and then another left onto Dorothy Ct and property will be on the left

Interior

• Kitchen: Built-in range; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Heat pump(s) heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: No basement; Finished living area according to assessor
• Laundry & utility: Stacked washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/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 $220k (2.2% below list).
• Recommended offer: $220k (2.2% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.7% in Inwood — 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 64/100 on livability (#143 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: schools D-, amenities F, commute F.
• Berkeley County Schools (other): math 21% / reading 38% proficiency, ranked #24 of 55 in WV (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 174 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,460 units permitted in Berkeley County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Berkeley County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 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 $220,000 (2.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 0.98% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $196,000
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Jonathan Ct	0.10mi	2/1.5 (-1)	992 (-1%)	3mo	$210,000	$212	86
11 Colossians Ct	0.15mi	2/1.5 (-1)	1,056 (+6%)	4mo	$206,250	$195	76
12 Jonathan Ct	0.08mi	2/1.5 (-1)	992 (-1%)	21mo	$180,000	$181	72
10 Colossians Ct	0.12mi	2/1.5 (-1)	992 (-1%)	20mo	$194,000	$196	71
37 Ephesians Ct	0.10mi	2/1.5 (-1)	1,056 (+6%)	12mo	$200,000	$189	71
19 Colossians Ct	0.15mi	2/1.5 (-1)	1,056 (+6%)	22mo	$180,000	$170	61
240 Dorothy Ct	0.23mi	2/1.0 (-1)	896 (-10%)	15mo	$210,000	$234	53
37 Disciple Ln	0.18mi	2/1.5 (-1)	896 (-10%)	20mo	$200,000	$223	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-17,155
• Equity at exit: $33,548

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $9,807
• Equity at exit: $19,454

Cash invested: $63,000 (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 25428

• Home prices YoY: -11.7%
• Active inventory: 174
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$140 /mo · $1,675/yr
• Insurance: −$94
• HOA: −$21
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $304

Break-even live

Break-even rent $1,816

Max offer price $225,000

Occupancy floor 81%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Eminence Dr , WV	3.0	1.0–3.5	1296	$2,200	$1.70	5d	10	0.29mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 9 events

1. 2026-06-18
   days on market $225,000 Coming Soon 10 DOM
2. 2026-06-17
   days on market $225,000 Coming Soon 9 DOM
3. 2026-06-16
   days on market $225,000 Coming Soon 8 DOM
4. 2026-06-15
   days on market $225,000 Coming Soon 7 DOM
5. 2026-06-14
   days on market $225,000 Coming Soon 5 DOM
6. 2026-06-13
   days on market $225,000 Coming Soon 4 DOM
7. 2026-06-10
   days on market $225,000 Coming Soon 2 DOM
8. 2026-06-09
   remarks 687-char remark
9. 2026-06-09
   listed $225,000 Coming Soon 1 DOM

ⓘ 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: $1,675 · $140/mo
• Projected year-2 tax: $1,675 · $140/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$12,603
• − Property taxes: −$1,675
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$252
• − Depreciation: −$6,545
• Taxable loss: −$25
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $3,651/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: Berkeley County Schools
• NCES district ID: 5400060
• Math proficiency: 21% ▼ -12.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $54,599
• Composite: 26.16/100
• National rank: #7273
• State rank: #24 of 55 in WV

Livability — Inwood

• Score: 64/100
• State rank: #143
• US rank: #14358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,690

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 127,359 people
• By 2030: 134,684 · +5.8%
• By 2040: 148,219 · +16.4%
• By 2050: 159,300 · +25.1%
• By 2075: 179,920 · +41.3%
• By 2100: 183,896 · +44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 6% Two or more races 5% Black 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2%

Political lean MEDSL · Berkeley

• 2024 margin: Solid R (+35.8) · D 31.2% · R 67.0% · Other 1.8%
• 2008→2024 swing: -22.8pp toward R · 2008: -13.0pp · 2024: -35.8pp
• All cycles: 2024: R+35.8 2020: R+31.2 2016: R+37.2 2012: R+21.3 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.08%
• Current HPI: 211.7001
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-08 Coming Soon $225,000 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2025): $1,675 · +0.5% YoY. Source: county tax records.