35 Thrower Rd · Hedgesville, WV 25427

$279,900

3 bd · 2.5 ba · 1,800 sqft · Townhouse public records · 28 Days on market

Built 2022 4,791 sqft lot Est $295k · 5% under $31/mo HOA · 1% of rent

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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 +13.8/30.0
• Appreciation +10.0/10.0
• ARV discount +9.8/15.0
• DSCR +4.2/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

WELCOME HOME to this like new, spacious 3 level, 3 bedroom/2 full bathroom/1 half bathroom end unit townhome in sought after Dillon Farm community just minutes from the Maryland and Virginia state lines. Tasteful colors, luxury vinyl plank flooring, and three finished floors of comfortable living space. Stunning gourmet kitchen has an impressive island large enough to accommodate up to 4 breakfast stools, plus lots of cabinet and workable counter space, stainless steel appliances and large pantry. Dining area is large enough to accommodate all your dining room furniture pieces. There is also a half bathroom conveniently located off the kitchen so there will be no need to go up or down stair

Key facts

• $31 HOA
• Garage
• Built 2022

Property features AI

Finance

• HOA & community: Annual HOA fee of $375; HOA covers common area maintenance, front lawn care, snow removal, and road maintenance

Exterior

• Parking: Attached front-entry garage with inside access and garage door opener; Oversized garage; One attached garage space; Two driveway spaces; Paved driveway; Total of three garage/parking spaces
• Utilities: Public water; Public sewer; Electric service (200+ amp); Propane for heating and hot water
• Home design: End of row townhouse; Fee simple ownership; Property in excellent condition
• Construction: Built by K Hovnanian Homes; Vinyl siding exterior; Architectural shingle roof; Permanent foundation and slab; Year built per assessor
• Exterior features: Sidewalks; Street lights; Deck(s); Level entry at main

Interior

• Kitchen: Stainless steel appliances; Built-in microwave; Dishwasher; Garbage disposal; Refrigerator; Icemaker; Stove; Gourmet kitchen with island and pantry
• Bedrooms: Three bedrooms on the upper level; Master bedroom
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: Two full bathrooms on upper level; Two full bathrooms total; One half bath on main level; One half bath total
• Heating & cooling: Forced air heating; Propane (owned) for heating and hot water; Central air conditioning; Ceiling fans; 200+ amp electric service
• Interior features: Tub shower and walk-in shower; Breakfast area; Dining area; Combination kitchen/dining; Traditional floor plan; Gourmet kitchen with island; Pantry; Master bath(s); Recessed lighting; Upgraded countertops; Walk-in closets; Window treatments; Ceiling fans
• Laundry & utility: Laundry on lower floor; Has laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $280k.

Deal economics

• At list price, monthly cash flow is $26 ($313/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 $227k (18.9% below list).
• Recommended offer: $227k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.2% in Hedgesville — 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 67/100 on livability (#88 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety 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: 96 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,460 units permitted in Berkeley County in 2024 (16 in 5+ unit buildings).
• This rent runs 31% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Berkeley County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.

Recommended offer $227,032 (18.9% 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. 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.
4. 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.
5. 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: 0.81% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $295,200
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
177 Perdiz Rd	0.08mi	3/2.5	1,800 (0%)	9mo	$292,000	$162	89
145 Perdiz Rd	0.06mi	3/2.5	1,800 (0%)	11mo	$275,000	$153	88
164 Rabbit Rd	0.05mi	3/2.5	1,650 (-8%)	2mo	$275,000	$167	82
14 Thrower Dr	0.03mi	3/2.5	1,650 (-8%)	22mo	$295,000	$179	66
103 Perdiz Rd	0.06mi	3/2.5	1,650 (-8%)	24mo	$289,972	$176	64
87 (Site 208) Whimbrel Rd	0.21mi	3/2.5	1,650 (-8%)	20mo	$286,330	$174	60
35 Stifftail Rd	0.20mi	3/2.5	1,650 (-8%)	22mo	$265,000	$161	59
23 (Site 216) Whimbrel Rd	0.21mi	3/2.5	1,650 (-8%)	22mo	$270,358	$164	58
15 (Site 218) Whimbrel Rd	0.21mi	3/2.5	1,650 (-8%)	22mo	$263,240	$160	58
71 (Lot 212) Whimbrel Rd	0.21mi	3/2.5	1,650 (-8%)	23mo	$269,359	$163	57
99 (Site 206) Whimbrel Rd	0.21mi	3/2.5	1,650 (-8%)	24mo	$283,440	$172	56

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: 24.6%
• Equity multiple: 2.97×
• Total profit: $154,033
• Equity at exit: $252,156

10-year hold

• IRR: 21.7%
• Equity multiple: 6.77×
• Total profit: $452,160
• Equity at exit: $543,784

Cash invested: $78,372 (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 25427

• Home prices YoY: 5.6%
• Active inventory: 96
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,270 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$152 /mo · $1,824/yr
• Insurance: −$117
• HOA: −$31
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $26

Break-even live

Break-even rent $2,237

Max offer price $279,900

Occupancy floor 94%

Sensitivity live

Price	-10% $185	-5% $105	+0% $26	+5% $-53	+10% $-132
Rent	-10% $-153	-5% $-64	+0% $26	+5% $116	+10% $205
Rate	-1.0pp $167	-0.5pp $97	base $26	+0.5pp $-46	+1.0pp $-120

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91 Grindstone Dr Hedgesville, WV	3.0	3.5	1960	$1,830	$0.93	21d	1	0.77mi
63 Orpington Dr Martinsburg, WV	4.0	2.0	1705	$2,450	$1.44	14d	1	0.88mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 17 events

1. 2026-06-18
   days on market $279,900 Active 28 DOM
2. 2026-06-17
   days on market $279,900 Active 27 DOM
3. 2026-06-16
   days on market $279,900 Active 26 DOM
4. 2026-06-15
   price $279,900 Active 25 DOM
5. 2026-06-15
   days on market $295,000 Active 25 DOM
6. 2026-06-14
   days on market $295,000 Active 23 DOM
7. 2026-06-13
   days on market $295,000 Active 22 DOM
8. 2026-06-10
   days on market $295,000 Active 20 DOM
9. 2026-06-09
   days on market $295,000 Active 19 DOM
10. 2026-06-08
    days on market $295,000 Active 18 DOM
11. 2026-06-07
    days on market $295,000 Active 17 DOM
12. 2026-06-02
    days on market $295,000 Active 12 DOM
13. 2026-06-01
    days on market $295,000 Active 11 DOM
14. 2026-05-31
    days on market $295,000 Active 10 DOM
15. 2026-05-30
    days on market $295,000 Active 9 DOM
16. 2026-05-22
    listed $295,000 Active
17. 2026-05-19
    historical $295,000

ⓘ 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: $1,824 · $152/mo
• Projected year-2 tax: $1,824 · $152/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,244
• − Mortgage interest: −$15,679
• − Property taxes: −$1,824
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − HOA: −$372
• − Depreciation: −$8,143
• Taxable loss: −$4,532
• Est. tax savings @ 24.0%: +$1,088
• After-tax cash flow: $1,401/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 — Hedgesville

• Score: 67/100
• State rank: #88
• US rank: #10335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Berkeley County · 85,235 people
• City population: 16,595
• Metro: Hagerstown-Martinsburg, MD-WV
• Population (ZIP): 16,595
• Household income: $87,184
• Rent vs Own: 11.6% rent · 88.4% own
• Severe rent burden: 120.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 3%
• Foreign-born: 1% · Canada

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: ▲ 14.42%
• Current HPI: 270.4542
• Rent YoY: —
• Metro: Hagerstown-Martinsburg, MD-WV
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $295,000 BRIGHT MLS
• 2026-05-19 Coming Soon $295,000 BRIGHT MLS

Property tax history

+90.9%/yr

Latest (2025): $1,824 · +0.0% YoY. Source: county tax records.