179 Rooney Rd · Martinsburg, WV 25427

$280,000

3 bd · 2.0 ba · 1,724 sqft · SingleFamily · 2 Days on market

Built 1991 12 ac lot Est $436k · 36% 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits on this unrestricted 11.9+/- acre property in Hedgesville! Formerly used for livestock, the land offers plenty of space for horses, cattle, chickens, gardening, recreation, or simply enjoying country living without HOA restrictions. The property features a 3-bedroom, 2-bath manufactured home with a spacious addition and attached 2-car garage area. The garage addition is unfinished, with a gravel floor and no garage doors currently installed. The home itself will require repairs and updates and is being sold strictly AS IS. With nearly 12 acres of unrestricted land, multiple outbuildings (CHICKEN COOP, BUTCHER BARN and BARN! A layout well-suited for hobby farming or homest

Key facts

• Space for horses
• Space for gardening
• Space for recreation

Tags

• UNRESTRICTED LAND
• SPACE FOR HORSES
• SPACE FOR CATTLE
• SPACE FOR CHICKENS
• SPACE FOR GARDENING
• SPACE FOR RECREATION

Property features AI

Finance

• Other: Fee simple ownership; Property condition listed as below average; Not in a federal flood zone

Exterior

• Parking: Attached garage (side and rear entry); Two garage spaces; Driveway with about 15 spaces (gravel); Total of 17 parking spaces
• Utilities: Well water; On-site septic; Electric service available; Cable TV available; Phone service available; Water available; Sewer available; No municipal trash service
• Home design: Manufactured double-wide home; Estimated year built
• Construction: Vinyl siding; Concrete perimeter foundation; Architectural shingle roof; Manufactured structure
• Exterior features: Porch(es); Water view; Shed on the property; Gravel driveway

Interior

• Kitchen: Electric range/oven; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Paneled and drywall interior walls; Not furnished; One fireplace
• Laundry & utility: Washer and dryer included

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 $70 ($842/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 $219k (21.6% below list).
• Recommended offer: $219k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.9% 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: 100 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,460 units permitted in Berkeley County in 2024 (16 in 5+ unit buildings).
• This rent runs 30% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Berkeley County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,380 (21.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.78% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $436,172
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
286 Rugged Trl	0.54mi	3/2.5	1,658 (-4%)	13mo	$420,000	$253	56
313 Rugged Trl	0.62mi	3/2.0	1,776 (+3%)	18mo	$554,900	$312	50
413 Rugged Trl	0.68mi	3/2.0	1,780 (+3%)	17mo	$475,000	$267	49
9942 Back Creek Valley Rd	0.35mi	4/3.0 (+1)	1,971 (+14%)	3mo	$399,900	$203	48
10257 Back Creek Valley Rd	0.26mi	4/2.0 (+1)	1,976 (+15%)	13mo	$402,000	$203	48

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 3.00×
• Total profit: $156,830
• Equity at exit: $252,246

10-year hold

• IRR: 22.1%
• Equity multiple: 6.84×
• Total profit: $458,058
• Equity at exit: $543,978

Cash invested: $78,400 (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 25427

• Home prices YoY: 5.6%
• Active inventory: 100
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,194 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$78 /mo · $935/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $70

Break-even live

Break-even rent $2,105

Max offer price $280,000

Occupancy floor 92%

Sensitivity live

Price	-10% $229	-5% $149	+0% $70	+5% $-9	+10% $-88
Rent	-10% $-103	-5% $-16	+0% $70	+5% $157	+10% $243
Rate	-1.0pp $211	-0.5pp $141	base $70	+0.5pp $-2	+1.0pp $-76

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4282 Swinging Bridge Rd Hedgesville, WV	4.0	3.0	1981	$2,750	$1.39	22d	1	1.33mi

Listing history 5 events

1. 2026-06-16
   status $280,000 Pending 2 DOM
2. 2026-06-16
   days on market $280,000 Active 2 DOM
3. 2026-06-15
   status $280,000 Active 1 DOM
4. 2026-06-13
   remarks 699-char remark
5. 2026-06-13
   listed $280,000 Coming Soon 1 DOM

ⓘ 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: $935 · $78/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$717/yr (+$60/mo · 76.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 16 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: $26,326
• − Mortgage interest: −$15,684
• − Property taxes: −$935
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − Depreciation: −$8,145
• Taxable loss: −$4,051
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $1,814/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): 16,595
• Household income: $87,184
• Rent vs Own: 11.6% rent · 88.4% own
• Severe rent burden: 120.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 3%
• Foreign-born: 1% · Canada

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: ▲ 14.42%
• Current HPI: 270.4542
• Rent YoY: —
• Metro: Hagerstown-Martinsburg, MD-WV
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-12 Coming Soon $280,000 BRIGHT MLS

Property tax history

+1.0%/yr

Latest (2025): $935 · +1.0% YoY. Source: county tax records.