Litchfield II Plan · Martinsburg, WV 25403

$264,990

3 bd · 2.5 ba · 1,612 sqft · Townhouse · 62 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Attached 1-car garage. Open concept kitchen with large island. Optional features available include a shed and fireplace. Owner's suite with an expansive walk-in closet, dual vanity, and seated shower. Upper level laundry.

Key facts

• Open concept kitchen
• Walk-in closet
• Dual vanity

Tags

• 1-CAR GARAGE
• OPEN CONCEPT KITCHEN
• LARGE ISLAND
• OWNER'S SUITE
• WALK-IN CLOSET
• DUAL VANITY

🏗️ New construction. The $264,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $292,625.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-422 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (23.5% below list).
• Recommended offer: $203k (23.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#29 in WV, #4,057 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F, employment D-.
• 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: 474 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $9k 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

• It's been on market 62 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.

Recommended offer $202,625 (23.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.69% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.17%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $292,625
• List price: $264,990
• Delta: -9.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
419 Fontana Cir	0.04mi	3/3.5	1,617 (+0%)	1mo	$290,649	$180	93
415 Fontana Cir	0.04mi	3/3.5	1,617 (+0%)	1mo	$295,535	$183	93
403 Fontana Cir Unit HOMESITE 601	0.04mi	3/3.5	1,617 (+0%)	1mo	$288,000	$178	93
411 Fontana Cir Unit HOMESITE 605	0.04mi	3/3.5	1,617 (+0%)	1mo	$299,990	$186	93
509 Fontana Cir	0.04mi	3/3.0	1,617 (+0%)	6mo	$285,321	$176	91
501 Fontana Cir	0.04mi	3/3.0	1,617 (+0%)	6mo	$288,225	$178	90
505 Fontana Cir	0.04mi	3/3.5	1,617 (+0%)	6mo	$275,001	$170	88
117 Oflannery Ct	0.10mi	3/2.5	1,696 (+5%)	3mo	$260,000	$153	84
136 Oflannery Ct	0.14mi	3/2.5	1,718 (+7%)	2mo	$261,000	$152	81
127 Brashear Ct	0.15mi	3/2.5	1,708 (+6%)	2mo	$272,000	$159	81
LOT#0158 Newton Pippin Dr Unit TYDINGS II	0.33mi	3/2.5	1,802 (+12%)	1mo	$277,790	$154	64
LOT#0157 Newton Pippin Dr	0.32mi	3/3.0	1,802 (+12%)	1mo	$286,690	$159	62

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: -26.9%
• Equity multiple: 0.09×
• Total profit: $-74,235
• Equity at exit: $43,631

10-year hold

• IRR: -24.5%
• Equity multiple: -0.21×
• Total profit: $-99,089
• Equity at exit: $25,301

Cash invested: $81,935 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 34 active · 51 under contract
• Months of supply: 7.3 mo (14%/mo absorbed)
• Median asking: $290,990 ($177/sqft)
• Median days on market: 60 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +2.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 25403

• Home prices YoY: -15.2%
• Active inventory: 474
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,026 high
• Mortgage (P&I): −$1,535
• Tax est. 1.5%: −$366 /mo · $4,389/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-422

Break-even live

Break-even rent $2,560

Max offer price $231,629

Occupancy floor —

Sensitivity live

Price	-10% $-219	-5% $-320	+0% $-422	+5% $-523	+10% $-624
Rent	-10% $-582	-5% $-502	+0% $-422	+5% $-341	+10% $-261
Rate	-1.0pp $-274	-0.5pp $-347	base $-422	+0.5pp $-497	+1.0pp $-574

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: $73,156
• Closing costs: $8,779
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 Fontana Cir Martinsburg, WV	3.0	3.5	1617	$2,300	$1.42	154d	1	0.03mi
505 Fontana Cir Martinsburg, WV	3.0	3.5	1617	$1,950	$1.21	10d	1	0.03mi
501 Fontana Cir Martinsburg, WV	3.0	2.5	1617	$2,100	$1.30	154d	1	0.03mi
125 Brashear Ct Martinsburg, WV	3.0	2.5	1708	$1,950	$1.14	10d	1	0.16mi
145 Oflannery Ct Martinsburg, WV	3.0	2.5	1700	$1,950	$1.15	51d	1	0.16mi
127 Kincaid Ct Martinsburg, WV	3.0	2.5	1656	$1,950	$1.18	22d	1	0.17mi
113 Kincaid Ct Martinsburg, WV	3.0	2.5	1750	$1,900	$1.09	5d	1	0.17mi
114 Milburn Dr Martinsburg, WV	3.0	2.5	1708	$1,795	$1.05	2d	1	0.18mi
104 Bertelli Ct Martinsburg, WV	3.0	2.5	2200	$1,750	$0.80	2d	1	0.28mi
100 Bertelli Ct Martinsburg, WV	3.0	2.5	1990	$1,980	$0.99	51d	1	0.28mi
153 Priority Dr Martinsburg, WV	1.0–3.0	1.0–2.0	995	$1,800	$1.81	0d	8	0.52mi
17 Original Ln Inwood, WV	3.0	2.5	1240	$1,730	$1.40	162d	1	0.66mi
301 Klee Dr Martinsburg, WV	3.0	2.5	1993	$1,950	$0.98	154d	1	0.70mi
457 Husky Trl Martinsburg, WV	3.0	3.5	1901	$2,200	$1.16	162d	1	0.80mi
15000 Hood Cir Martinsburg, WV	1.0–3.0	1.0–2.0	1107	$1,862	$1.68	0d	7	1.16mi
2615 Delmar Orchard Rd Martinsburg, WV	2.0	2.0	1532	$1,900	$1.24	162d	1	1.38mi
653 Faulkner Ave Martinsburg, WV	3.0	1.5	1442	$1,450	$1.01	162d	1	1.47mi
403 S Tennessee Ave Martinsburg, WV	3.0	2.0	1880	$2,000	$1.06	162d	1	1.50mi

Listing history 8 events

1. 2026-06-10
   days on market $264,990 Active 62 DOM
2. 2026-06-09
   days on market $264,990 Active 61 DOM
3. 2026-06-08
   days on market $264,990 Active 60 DOM
4. 2026-06-07
   days on market $264,990 Active 59 DOM
5. 2026-06-02
   days on market $264,990 Active 54 DOM
6. 2026-06-01
   days on market $264,990 Active 53 DOM
7. 2026-05-31
   days on market $264,990 Active 52 DOM
8. 2026-05-30
   days on market $264,990 Active 51 DOM

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

Taxation est. · year 1

• Rental income: $24,315
• − Mortgage interest: −$16,392
• − Property taxes: −$4,389
• − Insurance: −$1,463
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$8,513
• Taxable loss: −$10,332
• Est. tax savings @ 24.0%: +$2,480
• After-tax cash flow: $-2,579/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 · 12 photos

Good 80/100 None rehab

This townhouse is in excellent condition with no visible repairs needed. It offers a good return on investment with updates focusing on curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Rental HVAC maintenance — Ensures comfort and energy efficiency for tenants ↑

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Orchard View Intermediate School F WV #323/377 Nat'l #31,832/41,679 Middle Martinsburg South Middle School F WV #84/109 Nat'l #10,474/14,009 High Martinsburg High School F WV #53/110 Nat'l #10,273/17,239

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

B Composite livability gradescore 75/100

Livability — Martinsburg

• Score: 75/100
• State rank: #29
• US rank: #4057

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Martinsburg, WV
• County: Berkeley County · 127,359 people
• City population: 55,439
• Metro: Hagerstown-Martinsburg, MD-WV
• Population (ZIP): 16,470
• Household income: $87,512
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 10% Black 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Languages at home: 90% English-only · Spanish 6% Vietnamese 1%

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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: ▼ -34.15%
• Current HPI: 190.9235
• Rent YoY: —
• Metro: Hagerstown-Martinsburg, MD-WV
• State GDP YoY: —
• F500 in state: 0