100 Sir Washington St · Inwood, WV 25428

$150,000

3 bd · 2.0 ba · 700 sqft · Manufactured · 107 Days on market

Built 1968 1.50 ac lot ↓ 25% since listing

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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).

• Cash flow +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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

This 1.5 acre lot sits in a prime location surrounded by established communities of townhomes and single-family homes. The property currently includes an older single-wide trailer with 3 bedrooms and 2 full bathrooms on well and septic, with public water and sewer available nearby. With its size, location, and access to utilities, the land is well-suited for residential development, commercial development or investment. Proximity to schools, shopping, and commuter routes makes this a strong opportunity in a growing area.

Key facts

• Proximity to schools
• Access to utilities
• 1.5-acre lot

Tags

• 1.5-ACRE LOT
• PRIME LOCATION
• ACCESS TO UTILITIES
• PROXIMITY TO SCHOOLS
• PROXIMITY TO SHOPPING
• PROXIMITY TO COMMUTER ROUTES

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water hookup available and well; Public sewer hookup available; septic exists; Electric service
• Home design: Mobile home (single wide, manufactured before 1976); Fee simple ownership; Property in need of major rehab; Estimated year built
• Construction: Aluminum siding; Above grade and below grade structures
• Exterior features: Yard includes front yard and rear yard; Backs to trees; Not in a development

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Baseboard electric heating; Electric hot water
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 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 $1k of loan paydown is wiped out by about $4k 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 107 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood 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 $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.12% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 7.5

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-10,084
• Equity at exit: $22,365

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $9,715
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,678 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $222

Break-even live

Break-even rent $1,396

Max offer price $150,000

Occupancy floor 82%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-13
   status $150,000 Pending 107 DOM
2. 2026-04-24
   status Pending 526-char remark

   Show marketing remark (526 chars)

   This 1.5 acre lot sits in a prime location surrounded by established communities of townhomes and single-family homes. The property currently includes an older single-wide trailer with 3 bedrooms and 2 full bathrooms on well and septic, with public water and sewer available nearby. With its size, location, and access to utilities, the land is well-suited for residential development, commercial development or investment. Proximity to schools, shopping, and commuter routes makes this a strong opportunity in a growing area.

3. 2026-04-24
   historical Active Under Contract

   Show marketing remark (526 chars)

   This 1.5 acre lot sits in a prime location surrounded by established communities of townhomes and single-family homes. The property currently includes an older single-wide trailer with 3 bedrooms and 2 full bathrooms on well and septic, with public water and sewer available nearby. With its size, location, and access to utilities, the land is well-suited for residential development, commercial development or investment. Proximity to schools, shopping, and commuter routes makes this a strong opportunity in a growing area.

4. 2026-03-11
   price $150,000

   Show marketing remark (526 chars)

   This 1.5 acre lot sits in a prime location surrounded by established communities of townhomes and single-family homes. The property currently includes an older single-wide trailer with 3 bedrooms and 2 full bathrooms on well and septic, with public water and sewer available nearby. With its size, location, and access to utilities, the land is well-suited for residential development, commercial development or investment. Proximity to schools, shopping, and commuter routes makes this a strong opportunity in a growing area.

5. 2026-03-11
   price $150,000 526-char remark

   Show marketing remark (526 chars)

   This 1.5 acre lot sits in a prime location surrounded by established communities of townhomes and single-family homes. The property currently includes an older single-wide trailer with 3 bedrooms and 2 full bathrooms on well and septic, with public water and sewer available nearby. With its size, location, and access to utilities, the land is well-suited for residential development, commercial development or investment. Proximity to schools, shopping, and commuter routes makes this a strong opportunity in a growing area.

6. 2026-01-07
   listed $175,000 Active
7. 2025-12-05
   price $175,000 526-char remark

   Show marketing remark (526 chars)

   This 1.5 acre lot sits in a prime location surrounded by established communities of townhomes and single-family homes. The property currently includes an older single-wide trailer with 3 bedrooms and 2 full bathrooms on well and septic, with public water and sewer available nearby. With its size, location, and access to utilities, the land is well-suited for residential development, commercial development or investment. Proximity to schools, shopping, and commuter routes makes this a strong opportunity in a growing area.

8. 2025-09-30
   listed $200,000 Active 526-char remark

   Show marketing remark (526 chars)

   This 1.5 acre lot sits in a prime location surrounded by established communities of townhomes and single-family homes. The property currently includes an older single-wide trailer with 3 bedrooms and 2 full bathrooms on well and septic, with public water and sewer available nearby. With its size, location, and access to utilities, the land is well-suited for residential development, commercial development or investment. Proximity to schools, shopping, and commuter routes makes this a strong opportunity in a growing area.

9. 2025-09-30
   historical $200,000 526-char remark

   Show marketing remark (526 chars)

   This 1.5 acre lot sits in a prime location surrounded by established communities of townhomes and single-family homes. The property currently includes an older single-wide trailer with 3 bedrooms and 2 full bathrooms on well and septic, with public water and sewer available nearby. With its size, location, and access to utilities, the land is well-suited for residential development, commercial development or investment. Proximity to schools, shopping, and commuter routes makes this a strong opportunity in a growing area.

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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: $20,132
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$4,364
• Taxable income: $347
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $2,584/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

-25.0% since first listed

8 events — show timeline

• 2026-04-24 Pending — BRIGHT MLS
• 2026-04-24 Contingent — BRIGHT MLS
• 2026-03-11 Price Changed $150,000 BRIGHT MLS
• 2026-03-11 Price Changed $150,000 BRIGHT MLS
• 2026-01-07 Listed $175,000 BRIGHT MLS
• 2025-12-05 Price Changed $175,000 BRIGHT MLS
• 2025-09-30 Listed $200,000 BRIGHT MLS
• 2025-09-30 Coming Soon $200,000 BRIGHT MLS

Property tax history

-1.4%/yr

Latest (2025): $272 · -0.4% YoY. Source: county tax records.