119 Radio Station Ln · Bath (Berkeley Springs), WV 25411

$124,999

2 bd · 1.0 ba · 972 sqft · SingleFamily public records · 7 Days on market

Built 1962 0.27 ac lot Est $184k · 32% under

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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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.7/10.0
• Appreciation +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

NEEDS WORK. .. .sellers will not do any repairs. Property has been a rental to the same person for the past 25 years. This 2-bedroom home can be a cute little home situated in a quite area from downtown, but downtown is easily assessable. This could be that diamond in the rough for you to do-it-yourself project.

Key facts

• 0.27 acre lot
• Built 1962
• Listed 7 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric power
• Home design: Detached structure; Average condition; Year built estimated
• Construction: Vinyl siding; Shingle roof; Block foundation; Basement with connecting stairway and dirt floor; Building not winterized; Above-grade finished area approximately 800 (estimated)
• Exterior features: Not in a federal flood zone; Ground rent paid annually; No tidal water

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric baseboard heat; Ceiling fans for cooling; Electric hot water
• Interior features: Drywall walls and ceilings; Estimated living area
• Laundry & utility: Laundry hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/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 $121k (3.0% below list).
• Recommended offer: $121k (3.0% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 2.5% in Bath (Berkeley Springs) — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Morgan County Schools (rural): math 22% / reading 32% proficiency, ranked #43 of 55 in WV (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 135 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 102 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Morgan County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $121,232 (3.0% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.97% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $183,708
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Greenway Dr	0.43mi	2/1.0	961 (-1%)	3mo	$189,000	$197	76
240 Ewing St	0.37mi	2/1.0	1,029 (+6%)	2mo	$194,000	$189	71
436 Biser St	0.07mi	3/2.0 (+1)	960 (-1%)	19mo	$145,500	$152	70
90 Broadway St	0.56mi	3/1.0 (+1)	936 (-4%)	14mo	$125,000	$134	51
34 Perry Ln	0.73mi	2/1.0	1,032 (+6%)	10mo	$80,000	$78	47
31 S John St	0.57mi	3/2.0 (+1)	1,008 (+4%)	15mo	$249,000	$247	46
337 Independence St	0.59mi	2/2.0	1,050 (+8%)	16mo	$242,000	$230	42
73 Broadway St	0.55mi	2/1.0	1,070 (+10%)	22mo	$165,000	$154	40

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

Projected returns pro-forma

-2.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-9,580
• Equity at exit: $19,379

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $5,043
• Equity at exit: $12,085

Cash invested: $35,000 (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 25411

• Home prices YoY: -1.4%
• Active inventory: 135
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$93 /mo · $1,118/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $157

Break-even live

Break-even rent $1,014

Max offer price $124,999

Occupancy floor 82%

Sensitivity live

Price	-10% $228	-5% $192	+0% $157	+5% $122	+10% $86
Rent	-10% $61	-5% $109	+0% $157	+5% $205	+10% $253
Rate	-1.0pp $220	-0.5pp $189	base $157	+0.5pp $125	+1.0pp $92

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 N Washington St Apt 2 Berkeley Springs, WV	1.0	1.0	600	$1,900	$3.17	14d	1	0.70mi
117 Wilkes St Unit 5 Berkeley Springs, WV	1.0	1.0	600	$875	$1.46	14d	1	0.77mi
117 Wilkes St Unit 3 Berkeley Springs, WV	1.0	1.0	650	$950	$1.46	44d	1	0.77mi
1499 Valley Rd Unit D Berkeley Springs, WV	2.0	1.0	550	$1,000	$1.82	22d	1	1.13mi

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-04-23
   listed $124,999 Active

ⓘ 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: $1,118 · $93/mo
• Projected year-2 tax: $1,118 · $93/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: $14,548
• − Mortgage interest: −$7,002
• − Property taxes: −$1,118
• − Insurance: −$625
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$3,636
• Taxable loss: −$161
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $1,922/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: Morgan County Schools
• NCES district ID: 5400990
• Math proficiency: 22% ▼ -7.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $40,255
• Composite: 22.75/100
• National rank: #8033
• State rank: #43 of 55 in WV

Livability — Bath (Berkeley Springs)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 11,929

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 17,350 people
• By 2030: 17,005 · -2.0%
• By 2040: 15,939 · -8.1%
• By 2050: 14,775 · -14.8%
• By 2075: 12,773 · -26.4%
• By 2100: 10,795 · -37.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 2% Romanian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+55.6) · D 21.4% · R 77.0% · Other 1.6%
• 2008→2024 swing: -32.2pp toward R · 2008: -23.5pp · 2024: -55.6pp
• All cycles: 2024: R+55.6 2020: R+52.2 2016: R+54.4 2012: R+30.5 2008: R+23.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.87%
• Current HPI: 206.4566
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-04-30 Pending — BRIGHT MLS
• 2026-04-23 Listed $124,999 BRIGHT MLS

Property tax history

+4.1%/yr

Latest (2025): $1,118 · +7.8% YoY. Source: county tax records.