30 Squire Cir · Inwood, WV 25428

$279,900

3 bd · 2.0 ba · 2,136 sqft · SingleFamily public records · 61 Days on market

Built 1998 4,704 sqft lot Est $423k · 34% under $8/mo HOA

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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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A large home for an affordable price is what you will find at 30 Squire Cir, Inwood. Laminate flooring and a cheerful color scheme flows throughout the upper level. The large eat-in kitchen features lots of counter-top and cabinet space as well as access to a sizable deck for outdoor entertaining/grilling. The rear yard is fenced to contain any furry friends that need room to roam. The driveway allows for off street parking. Home is being sold "As-Is" and is priced accordingly. Don't miss this opportunity to make this one your dream home.

Key facts

• $8 HOA
• Built 1998
• Listed 61 days

Property features AI

Finance

• HOA & community: HOA fee of $100 annually

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric hot water; Cable internet
• Home design: Semi-detached home; Fee simple ownership; Property in very good condition; Not in a federal flood zone
• Construction: Vinyl siding; Asphalt shingle roof; Concrete perimeter foundation; Above- and below-grade finished areas; Basement with connecting stairway, fully finished; Building not winterized; Year built estimated
• Exterior features: Sidewalks; Rear fencing; Deck(s); Shed; Landscaped lot; Cul-de-sac location

Interior

• Kitchen: Built-in microwave; Dishwasher; Self-cleaning oven; Electric range/oven; Refrigerator; Icemaker; Freezer; Stainless steel appliances
• Bedrooms: Two main-level bedrooms; One bedroom on the first lower level
• Flooring: Hardwood floors; Carpet; Laminate
• Bathrooms: Two full bathrooms (one on main level, one on first lower level)
• Heating & cooling: Heat pump heating and cooling (electric)
• Interior features: Traditional floor plan with combination kitchen/dining and eat-in/table space in the kitchen; Ceiling fans; Window treatments; Walk-in shower and tub/shower combination; Drywall walls and ceilings
• Laundry & utility: Washer and dryer; High-efficiency water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $134 ($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 $231k (17.5% below list).
• Recommended offer: $231k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $8k 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 61 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $156k; list at $280k implies a 80% gain — meaningful room to come down on a strong offer.

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 $230,831 (17.5% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 18% 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. 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $422,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Larimar Ln	0.43mi	3/3.5	2,056 (-4%)	1mo	$405,000	$197	67
104 Larimar Ln	0.44mi	3/2.5	1,932 (-10%)	3mo	$375,000	$194	59
69 Jester Ct	0.08mi	4/3.5 (+1)	2,016 (-6%)	21mo	$339,000	$168	59
134 Lair Way	0.18mi	3/3.0	2,359 (+10%)	14mo	$360,000	$153	58
173 Larimar Ln	0.37mi	4/2.5 (+1)	1,927 (-10%)	6mo	$399,750	$207	54
26 Powder Mill Ct	0.70mi	4/3.0 (+1)	2,100 (-2%)	5mo	$355,000	$169	51
583 Basin Dr	0.57mi	4/2.5 (+1)	2,094 (-2%)	19mo	$469,900	$224	48
1596 E Nadenbousch Ln	0.50mi	3/2.0	2,000 (-6%)	22mo	$395,000	$198	48
648 Platt Mountain Ln	0.61mi	3/2.5	1,924 (-10%)	8mo	$370,000	$192	46
131 Larimar Ln	0.37mi	4/2.5 (+1)	1,927 (-10%)	17mo	$387,100	$201	45
103 Larimar Ln	0.43mi	3/2.5	1,874 (-12%)	21mo	$378,150	$202	40
777 Basin Dr	0.51mi	4/2.5 (+1)	1,932 (-10%)	18mo	$400,000	$207	38

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-36,958
• Equity at exit: $41,734

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-21,689
• Equity at exit: $24,201

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 25428

• Home prices YoY: -11.7%
• Active inventory: 174
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,308 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$117
• HOA: −$8
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $134

Break-even live

Break-even rent $2,139

Max offer price $279,900

Occupancy floor 89%

Sensitivity live

Price	-10% $292	-5% $213	+0% $134	+5% $54	+10% $-25
Rent	-10% $-49	-5% $42	+0% $134	+5% $225	+10% $316
Rate	-1.0pp $275	-0.5pp $205	base $134	+0.5pp $61	+1.0pp $-13

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
197 Catch Release Ct Inwood, WV	3.0	2.0	1932	$2,600	$1.35	14d	1	0.73mi
61 Zander Rd Inwood, WV	3.0	2.5	2280	$2,100	$0.92	23d	1	1.34mi
30 Trotting Rd Inwood, WV	4.0	3.5	1989	$2,199	$1.11	23d	1	1.38mi
70 Trotting Rd Inwood, WV	3.0	2.5	2280	$2,100	$0.92	23d	1	1.38mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 34 events

1. 2026-06-22
   days on market $279,900 Active 61 DOM
2. 2026-06-18
   days on market $279,900 Active 58 DOM
3. 2026-06-17
   days on market $279,900 Active 57 DOM
4. 2026-06-16
   days on market $279,900 Active 56 DOM
5. 2026-06-15
   days on market $279,900 Active 55 DOM
6. 2026-06-14
   days on market $279,900 Active 53 DOM
7. 2026-06-13
   days on market $279,900 Active 52 DOM
8. 2026-06-10
   days on market $279,900 Active 50 DOM
9. 2026-06-09
   days on market $279,900 Active 49 DOM
10. 2026-06-08
    days on market $279,900 Active 48 DOM
11. 2026-06-07
    days on market $279,900 Active 47 DOM
12. 2026-06-02
    days on market $279,900 Active 42 DOM
13. 2026-06-01
    days on market $279,900 Active 41 DOM
14. 2026-05-31
    days on market $279,900 Active 40 DOM
15. 2026-05-30
    days on market $279,900 Active 39 DOM
16. 2026-05-21
    price $279,900
17. 2026-04-21
    listed $285,000 Active
18. 2020-09-09
    soldstatus $155,500
19. 2020-09-04
    soldstatus $155,500 Closed 554-char remark

    Show marketing remark (554 chars)

    A large home for an affordable price is what you will find at 30 Squire Cir, Inwood. Laminate flooring and a cheerful color scheme flows throughout the upper level. The large eat-in kitchen features lots of counter-top and cabinet space as well as access to a sizable deck for outdoor entertaining/grilling. The rear yard is fenced to contain any furry friends that need room to roam. The driveway allows for off street parking. Home is being sold "As-Is" and is priced accordingly. Don't miss this opportunity to make this one your dream home.

20. 2020-08-27
    status Pending 554-char remark

    Show marketing remark (554 chars)

    A large home for an affordable price is what you will find at 30 Squire Cir, Inwood. Laminate flooring and a cheerful color scheme flows throughout the upper level. The large eat-in kitchen features lots of counter-top and cabinet space as well as access to a sizable deck for outdoor entertaining/grilling. The rear yard is fenced to contain any furry friends that need room to roam. The driveway allows for off street parking. Home is being sold "As-Is" and is priced accordingly. Don't miss this opportunity to make this one your dream home.

21. 2020-08-04
    price $155,000 554-char remark

    Show marketing remark (554 chars)

    A large home for an affordable price is what you will find at 30 Squire Cir, Inwood. Laminate flooring and a cheerful color scheme flows throughout the upper level. The large eat-in kitchen features lots of counter-top and cabinet space as well as access to a sizable deck for outdoor entertaining/grilling. The rear yard is fenced to contain any furry friends that need room to roam. The driveway allows for off street parking. Home is being sold "As-Is" and is priced accordingly. Don't miss this opportunity to make this one your dream home.

22. 2020-08-03
    historical Active Under Contract 554-char remark

    Show marketing remark (554 chars)

    A large home for an affordable price is what you will find at 30 Squire Cir, Inwood. Laminate flooring and a cheerful color scheme flows throughout the upper level. The large eat-in kitchen features lots of counter-top and cabinet space as well as access to a sizable deck for outdoor entertaining/grilling. The rear yard is fenced to contain any furry friends that need room to roam. The driveway allows for off street parking. Home is being sold "As-Is" and is priced accordingly. Don't miss this opportunity to make this one your dream home.

23. 2020-07-31
    listed $145,000 Active 554-char remark

    Show marketing remark (554 chars)

    A large home for an affordable price is what you will find at 30 Squire Cir, Inwood. Laminate flooring and a cheerful color scheme flows throughout the upper level. The large eat-in kitchen features lots of counter-top and cabinet space as well as access to a sizable deck for outdoor entertaining/grilling. The rear yard is fenced to contain any furry friends that need room to roam. The driveway allows for off street parking. Home is being sold "As-Is" and is priced accordingly. Don't miss this opportunity to make this one your dream home.

24. 2013-12-20
    historical 392-char remark

    Show marketing remark (392 chars)

    Looking for home with lots of space. 3+Bed/2 bath Duplex in Inwood presently rented and has existing lease of $1150.. Fenced back yard, deck and 2 sheds for storage. Family Room and Living Room. 3 Bedroom and 1 extra room that could be used for study or den. Tenants have lease until 4/1/14. Lots of storage space. Could be great investment or your family home. Make your appt to view today!

25. 2013-12-20
    soldstatus $107,000 Sold 392-char remark

    Show marketing remark (392 chars)

    Looking for home with lots of space. 3+Bed/2 bath Duplex in Inwood presently rented and has existing lease of $1150.. Fenced back yard, deck and 2 sheds for storage. Family Room and Living Room. 3 Bedroom and 1 extra room that could be used for study or den. Tenants have lease until 4/1/14. Lots of storage space. Could be great investment or your family home. Make your appt to view today!

26. 2013-12-20
    soldstatus $107,000

    Show marketing remark (392 chars)

    Looking for home with lots of space. 3+Bed/2 bath Duplex in Inwood presently rented and has existing lease of $1150.. Fenced back yard, deck and 2 sheds for storage. Family Room and Living Room. 3 Bedroom and 1 extra room that could be used for study or den. Tenants have lease until 4/1/14. Lots of storage space. Could be great investment or your family home. Make your appt to view today!

27. 2013-11-16
    status Contingent (No Kick Out) 392-char remark

    Show marketing remark (392 chars)

    Looking for home with lots of space. 3+Bed/2 bath Duplex in Inwood presently rented and has existing lease of $1150.. Fenced back yard, deck and 2 sheds for storage. Family Room and Living Room. 3 Bedroom and 1 extra room that could be used for study or den. Tenants have lease until 4/1/14. Lots of storage space. Could be great investment or your family home. Make your appt to view today!

28. 2013-11-15
    historical
29. 2013-09-18
    listed $119,900 Active 392-char remark

    Show marketing remark (392 chars)

    Looking for home with lots of space. 3+Bed/2 bath Duplex in Inwood presently rented and has existing lease of $1150.. Fenced back yard, deck and 2 sheds for storage. Family Room and Living Room. 3 Bedroom and 1 extra room that could be used for study or den. Tenants have lease until 4/1/14. Lots of storage space. Could be great investment or your family home. Make your appt to view today!

30. 2013-09-18
    listed $119,900

    Show marketing remark (392 chars)

    Looking for home with lots of space. 3+Bed/2 bath Duplex in Inwood presently rented and has existing lease of $1150.. Fenced back yard, deck and 2 sheds for storage. Family Room and Living Room. 3 Bedroom and 1 extra room that could be used for study or den. Tenants have lease until 4/1/14. Lots of storage space. Could be great investment or your family home. Make your appt to view today!

31. 2004-01-30
    soldstatus $100,000
32. 2004-01-15
    soldstatus $100,000
33. 2003-11-13
    historical
34. 2003-11-05
    listed $105,000

ⓘ 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: $1,169 · $97/mo
• Projected year-2 tax: $1,651 · $138/mo
• Expected delta: +$482/yr (+$40/mo · 41.2%)

ⓘ 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 4/10 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: $27,700
• − Mortgage interest: −$15,679
• − Property taxes: −$1,169
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,216
• − Management: −$2,216
• − HOA: −$96
• − Depreciation: −$8,143
• Taxable loss: −$3,218
• Est. tax savings @ 24.0%: +$772
• After-tax cash flow: $2,376/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

+166.6% since first listed

19 events — show timeline

• 2026-05-21 Price Changed $279,900 BRIGHT MLS
• 2026-04-21 Listed $285,000 BRIGHT MLS
• 2020-09-09 Sold (Public Records) $155,500 Public Records
• 2020-09-04 Sold (MLS) $155,500 BRIGHT MLS
• 2020-08-27 Pending — BRIGHT MLS
• 2020-08-04 Price Changed $155,000 BRIGHT MLS
• 2020-08-03 Contingent — BRIGHT MLS
• 2020-07-31 Listed $145,000 BRIGHT MLS
• 2013-12-20 Delisted — MRIS
• 2013-12-20 Sold (MLS) $107,000 BRIGHT MLS
• 2013-12-20 Sold (MLS) $107,000 MRIS
• 2013-11-16 Pending — MRIS
• 2013-11-15 Listing Removed — BRIGHT MLS
• 2013-09-18 Listed $119,900 MRIS
• 2013-09-18 Listed $119,900 BRIGHT MLS
• 2004-01-30 Sold (Public Records) $100,000 Public Records
• 2004-01-15 Sold (MLS) $100,000 MRIS
• 2003-11-13 Delisted — MRIS
• 2003-11-05 Listed $105,000 MRIS

Property tax history

+0.7%/yr

Latest (2025): $1,169 · -2.2% YoY. Source: county tax records.