78 Gemini Ct · Martinsburg, WV 25404

$269,000

3 bd · 4.0 ba · 1,008 sqft · SingleFamily public records · 15 Days on market

Built 2002 0.28 ac lot Est $250k · 8% over $27/mo HOA · 1% of rent

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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).

• Cash flow +9.3/30.0
• ARV discount +4.1/15.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• DSCR +2.6/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Rancher - 3 BR / 2 BA. Backs up to trees-more private than most in the neighborhood since is on cul-de-sac. Cross Streets: Universe / Moonlight. In partnership with Matt Martin Real Estate. HUD Homes are sold "AS IS". Case#571-075127. Ask your agent for details.

Key facts

• 0.28 acre lot
• Built 2002
• Listed 15 days

Property features AI

Finance

• Other: Ownership: Fee simple
• HOA & community: HOA fee of $82 paid quarterly

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached property; Finished area above grade reported by assessor; Finished area below grade (estimated)
• Construction: Vinyl siding; Permanent foundation; Built year reported by assessor
• Exterior features: Not in a federal flood zone; Above- and below-grade structures

Interior

• Kitchen: Dishwasher; Microwave; Electric range/oven; Refrigerator
• Bedrooms: Three bedrooms on the main level; One bedroom on the lower level
• Flooring: Carpet; Laminate plank
• Bathrooms: Two full bathrooms on the main level; Two full bathrooms total
• Heating & cooling: Heat pump(s); Central air conditioning (electric cooling); Central heating
• Interior features: Partially finished basement with outside entrance and walkout level; Basement has rough plumbing for a bath and includes windows; Level entry with no stairs
• Laundry & utility: Hot water: Electric

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (31.5% below list).
• Recommended offer: $184k (31.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.0% in Martinsburg — 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 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: Rents rising fast (+6.3%/yr); 109 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,460 units permitted in Berkeley County in 2024 (16 in 5+ unit buildings).
• This rent runs 31% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 15 days — a 2% lower offer ($265k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $84k; list at $269k implies a 222% 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 $184,219 (31.5% 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. 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. 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?
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 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: 0.68% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $249,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Orion Pl	0.15mi	3/2.0	1,008 (0%)	17mo	$250,000	$248	71
471 Universe Dr	0.32mi	3/2.0	1,008 (0%)	9mo	$271,000	$269	69
222 Moonlight Ln	0.13mi	4/2.0 (+1)	1,002 (-1%)	14mo	$274,900	$274	68
36 Mercury Ct	0.30mi	3/2.0	1,028 (+2%)	19mo	$265,000	$258	59
149 Virgo Ln	0.09mi	3/1.0	960 (-5%)	22mo	$265,000	$276	57
78 Achilla Ter	0.49mi	3/2.0	1,026 (+2%)	16mo	$244,900	$239	53
47 Zeiler Dr	0.51mi	3/1.0	1,056 (+5%)	7mo	$249,900	$237	50
249 Vine Cir	0.52mi	3/2.0	1,056 (+5%)	12mo	$88,000	$83	49
165 Wildflower Creek Dr	0.62mi	3/1.5	1,004 (-0%)	20mo	$248,000	$247	44
32 Yarrow Cir	0.70mi	3/1.0	960 (-5%)	4mo	$200,850	$209	44
52 Domino Ct	0.68mi	3/2.0	1,108 (+10%)	3mo	$310,000	$280	41
38 Aster Ct	0.74mi	3/2.0	1,144 (+14%)	17mo	$219,900	$192	21

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 · 6.3% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.34×
• Total profit: $-49,908
• Equity at exit: $40,109

10-year hold

• IRR: -5.9%
• Equity multiple: 0.57×
• Total profit: $-32,255
• Equity at exit: $23,258

Cash invested: $75,320 (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 25404

• Home prices YoY: -10.7%
• Rents YoY: 6.3%
• Active inventory: 109
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,842 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$102 /mo · $1,229/yr
• Insurance: −$112
• HOA: −$27
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-197

Break-even live

Break-even rent $2,091

Max offer price $234,226

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-121	+0% $-197	+5% $-273	+10% $-349
Rent	-10% $-342	-5% $-270	+0% $-197	+5% $-124	+10% $-51
Rate	-1.0pp $-61	-0.5pp $-128	base $-197	+0.5pp $-267	+1.0pp $-337

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1123 Shepherdstown Rd Martinsburg, WV	3.0	1.0	1429	$1,900	$1.33	22d	1	1.05mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 13 events

1. 2026-05-08
   status Pending
2. 2026-04-23
   listed $269,000 Active
3. 2026-04-22
   historical $269,000
4. 2012-11-20
   soldstatus $83,600 278-char remark

   Show marketing remark (278 chars)

   Great Rancher - 3 BR / 2 BA. Backs up to trees-more private than most in the neighborhood since is on cul-de-sac. Cross Streets: Universe / Moonlight. In partnership with Matt Martin Real Estate. HUD Homes are sold "AS IS". Case#571-075127. Ask your agent for details.

5. 2012-11-20
   soldstatus $83,600 Sold 278-char remark

   Show marketing remark (278 chars)

   Great Rancher - 3 BR / 2 BA. Backs up to trees-more private than most in the neighborhood since is on cul-de-sac. Cross Streets: Universe / Moonlight. In partnership with Matt Martin Real Estate. HUD Homes are sold "AS IS". Case#571-075127. Ask your agent for details.

6. 2012-10-11
   status Contract 278-char remark

   Show marketing remark (278 chars)

   Great Rancher - 3 BR / 2 BA. Backs up to trees-more private than most in the neighborhood since is on cul-de-sac. Cross Streets: Universe / Moonlight. In partnership with Matt Martin Real Estate. HUD Homes are sold "AS IS". Case#571-075127. Ask your agent for details.

7. 2012-10-11
   historical 278-char remark

   Show marketing remark (278 chars)

   Great Rancher - 3 BR / 2 BA. Backs up to trees-more private than most in the neighborhood since is on cul-de-sac. Cross Streets: Universe / Moonlight. In partnership with Matt Martin Real Estate. HUD Homes are sold "AS IS". Case#571-075127. Ask your agent for details.

8. 2012-09-20
   listed $83,000 Active 278-char remark

   Show marketing remark (278 chars)

   Great Rancher - 3 BR / 2 BA. Backs up to trees-more private than most in the neighborhood since is on cul-de-sac. Cross Streets: Universe / Moonlight. In partnership with Matt Martin Real Estate. HUD Homes are sold "AS IS". Case#571-075127. Ask your agent for details.

9. 2012-09-20
   listed $83,000 278-char remark

   Show marketing remark (278 chars)

   Great Rancher - 3 BR / 2 BA. Backs up to trees-more private than most in the neighborhood since is on cul-de-sac. Cross Streets: Universe / Moonlight. In partnership with Matt Martin Real Estate. HUD Homes are sold "AS IS". Case#571-075127. Ask your agent for details.

10. 2005-12-28
    soldstatus $166,500
11. 2005-11-07
    historical
12. 2005-11-06
    listed $169,900
13. 2002-06-04
    soldstatus $92,955

ⓘ 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: $1,229 · $102/mo
• Projected year-2 tax: $1,587 · $132/mo
• Expected delta: +$358/yr (+$30/mo · 29.1%)

ⓘ 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 3/10 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: $22,106
• − Mortgage interest: −$15,068
• − Property taxes: −$1,229
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − HOA: −$324
• − Depreciation: −$7,825
• Taxable loss: −$7,223
• Est. tax savings @ 24.0%: +$1,733
• After-tax cash flow: $-629/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 — 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

• County: Berkeley County · 85,235 people
• City population: 55,439
• Metro: Hagerstown-Martinsburg, MD-WV
• Population (ZIP): 23,990
• Household income: $70,633
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 833.0

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 (78%)
• Race & ethnicity: White 78% Black 9% Two or more races 8% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 3% Italian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 94% 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: ▼ -24.58%
• Current HPI: 205.3277
• Rent YoY: ▲ 6.30%
• Metro: Hagerstown-Martinsburg, MD-WV
• State GDP YoY: —
• F500 in state: 0

Price history

+189.4% since first listed

13 events — show timeline

• 2026-05-08 Pending — BRIGHT MLS
• 2026-04-23 Listed $269,000 BRIGHT MLS
• 2026-04-22 Coming Soon $269,000 BRIGHT MLS
• 2012-11-20 Sold (MLS) $83,600 MRIS
• 2012-11-20 Sold (MLS) $83,600 BRIGHT MLS
• 2012-10-11 Pending — MRIS
• 2012-10-11 Listing Removed — BRIGHT MLS
• 2012-09-20 Listed $83,000 MRIS
• 2012-09-20 Listed $83,000 BRIGHT MLS
• 2005-12-28 Sold (MLS) $166,500 MRIS
• 2005-11-07 Delisted — MRIS
• 2005-11-06 Listed $169,900 MRIS
• 2002-06-04 Sold (Public Records) $92,955 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,229 · +2.3% YoY. Source: county tax records.