Whyman Dr #21 · Inwood, WV 25413

$324,991

3 bd · 3.5 ba · 2,150 sqft · MultiFamily · 51 Days on market

Built 2026 Excellent condition $85/mo HOA · 7% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 Level Townhome with Sunroom! Discover exceptional value in the newest phase of Boyds Crossing! Ideally located in South Berkeley, this community offers the closest new construction townhomes to the Virginia state line-perfect for commuters seeking easy access to Interstate 81 and nearby Northern Virginia. Enjoy some of the largest townhome homesites in the area, designed with both comfort and convenience in mind. Plus, low-maintenance living comes standard, with the HOA covering front yard landscaping and trash service. Don't miss your opportunity to be among the first to call this exciting new phase home!

Key facts

• Sunroom
• $85 HOA
• Garage

Tags

• SUNROOM
• NEWEST PHASE OF BOYDS CROSSING
• LOW-MAINTENANCE LIVING
• HOA COVERING TRASH SERVICE

Property features AI

Finance

• Financial info: List price $324,991

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family residence; Spec/Model home
• Exterior features: Living area approximately 2,150

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Interior features: Spec home — York II Garage plan

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath multifamily listed at $325k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $325k).
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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: 63 active listings in the ZIP; 2 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 $10k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $91k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.

Recommended offer $315,241 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.99% ✓
• Cap rate: 16.55%
• Cash-on-cash: 36.63%
• DSCR: 2.63
• GRM: 4.2

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: 32.5%
• Equity multiple: 2.37×
• Total profit: $124,419
• Equity at exit: $48,457

10-year hold

• IRR: 39.5%
• Equity multiple: 4.70×
• Total profit: $336,778
• Equity at exit: $28,099

Cash invested: $90,997 (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 25413

• Home prices YoY: -8.3%
• Active inventory: 63
• Price-to-rent: 20.9×

Monthly cashflow live

• Estimated rent: $6,467 medium
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$85
• Vacancy / Maint / Mgmt: −$1,358
• Net cashflow: $2,778

Break-even live

Break-even rent $2,951

Max offer price $324,991

Occupancy floor 52%

Sensitivity live

Price	-10% $3,003	-5% $2,890	+0% $2,778	+5% $2,666	+10% $2,553
Rent	-10% $2,267	-5% $2,523	+0% $2,778	+5% $3,033	+10% $3,289
Rate	-1.0pp $2,942	-0.5pp $2,861	base $2,778	+0.5pp $2,694	+1.0pp $2,608

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	2.5	$6,465
Total (5 units)			$6,467

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: $81,248
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Kirby Ct Bunker Hill, WV	3.0	3.5	1786	$1,930	$1.08	14d	1	0.63mi
43 Scarboro Dr Bunker Hill, WV	3.0	2.5	2210	$2,150	$0.97	22d	1	0.66mi

HOA detail

• Monthly dues: $85 · $1,020/yr
• Likely covers: trashlandscaping

Listing history 4 events

1. 2026-06-02
   days on market $324,991 Active 51 DOM
2. 2026-06-01
   days on market $324,991 Active 50 DOM
3. 2026-05-31
   days on market $324,991 Active 49 DOM
4. 2026-05-30
   days on market $324,991 Active 48 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥102°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $77,604
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$6,208
• − Management: −$6,208
• − HOA: −$1,020
• − Depreciation: −$9,454
• Taxable income: $30,009
• Est. tax owed @ 24.0%: −$7,202
• After-tax cash flow: $26,134/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 · 13 photos

Excellent 95/100 None rehab

This 3-level townhome in Boyds Crossing is in excellent condition with modern finishes and a great location. It's move-in ready with minimal maintenance required.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in bathrooms — Improves aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑

ⓘ 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: 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): 8,964

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 (82%)
• Race & ethnicity: White 82% Black 7% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Dominican 2%
• Common ancestry: Slovak 4% Italian 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▼ -19.17%
• Current HPI: 210.4303
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0