10123 Winchester Ave · Inwood, WV 25413

$240,000

1 bd · 2.0 ba · 1,347 sqft · SingleFamily public records · 34 Days on market

Built 1945 0.46 ac lot

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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 +8.0/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

GREAT LOCATION =. 2-BEDROOM, 2-BATH SITUATED ON A DOUBLE LOT IN BUNKER HILL, WITH ROAD FRONTAGE ON ROUTE 11 NORTH (WINCHESTER AVENUE). NO SUBDIVISION, NO HOA. THIS PROPERTY IS CONVENIENTLY LOCATED NEAR I-81, INWOOD, WV, AND WINCHESTER, VA. PROPERTY HAS THE POTENTIAL FOR A BUSINESS OPPORTUNITY OF YOUR CHOICE. UNLIMITED POSSIBILITIES. KEY FEATURES OF THE ESTATE INCLUDE: -WORKSHOP & STORAGE: A LARGE 2-BAY SHOP (APPROXIMATELY 30’ X 30’) WITH 10' GARAGE DOORS, 16’ CEILINGS, AND A SEPARATE 200-AMP SERVICE. THE PROPERTY ALSO INCLUDES A BARN-STYLE OUTBUILDING. -THE RESIDENCE: THE HOME FEATURES A NEWER ROOF (APPROX. 2-3 YEARS OLD), TWO MR. COOL UNITS, AND PROPANE HEAT. WHI

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1945

Property features AI

Exterior

• Parking: Detached side-entry garage with 2 garage spaces; Driveway parking
• Utilities: Public water; Public sewer
• Home design: Detached structure; Shingle roof; Vinyl siding
• Construction: Block foundation; Vinyl siding construction; Built year source: assessor
• Exterior features: Tidal water: none

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Wall unit heating; Electric and leased propane heating fuel; Electric hot water; Electric cooling (other type)
• Interior features: Two fireplaces; Basement with interior access; Living area per assessor

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (37.8% below list).
• Recommended offer: $149k (37.8% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: 63 active listings in the ZIP; 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 $7k 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 34 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $240k implies a 2300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,310 (37.8% 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 34 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.62% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.36%
• DSCR: 0.81
• GRM: 13.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -23.8%
• Equity multiple: 0.19×
• Total profit: $-54,580
• Equity at exit: $35,785

10-year hold

• IRR: -18.9%
• Equity multiple: -0.01×
• Total profit: $-68,067
• Equity at exit: $20,751

Cash invested: $67,200 (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 25413

• Home prices YoY: -8.3%
• Active inventory: 63
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$65 /mo · $785/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-244

Break-even live

Break-even rent $1,803

Max offer price $196,821

Occupancy floor —

Sensitivity live

Price	-10% $-109	-5% $-176	+0% $-244	+5% $-312	+10% $-380
Rent	-10% $-362	-5% $-303	+0% $-244	+5% $-185	+10% $-126
Rate	-1.0pp $-124	-0.5pp $-183	base $-244	+0.5pp $-307	+1.0pp $-370

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-30
   statusdays on market $240,000 Pending 34 DOM
2. 2026-04-27
   listed $240,000 Active
3. 2026-04-13
   historical $240,000
4. 1981-03-13
   soldstatus $10,000

ⓘ 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: $785 · $65/mo
• Projected year-2 tax: $1,416 · $118/mo
• Expected delta: +$631/yr (+$53/mo · 80.5%)

ⓘ 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 ≥103°F today · 15 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: $17,917
• − Mortgage interest: −$13,444
• − Property taxes: −$785
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$6,982
• Taxable loss: −$7,360
• Est. tax savings @ 24.0%: +$1,766
• After-tax cash flow: $-1,167/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): 8,964

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 (82%)
• Race & ethnicity: White 82% Black 7% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Dominican 2%
• Common ancestry: Slovak 4% Italian 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% 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: ▼ -19.17%
• Current HPI: 210.4303
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+2300.0% since first listed

3 events — show timeline

• 2026-04-27 Listed $240,000 BRIGHT MLS
• 2026-04-13 Coming Soon $240,000 BRIGHT MLS
• 1981-03-13 Sold (Public Records) $10,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $785 · +2.2% YoY. Source: county tax records.