127 Oflannery Ct · Martinsburg, WV 25403

$260,000

3 bd · 2.5 ba · 1,720 sqft · Townhouse public records · 58 Days on market

Built 2018 2,500 sqft lot Est $292k · 11% under $25/mo HOA · 1% of rent

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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 +14.1/30.0
• ARV discount +12.5/15.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 127 Oflannery Court located in the desirable Gallery of Martinsburg community! This well-maintained 3-bedroom, 2.5-bath home is move-in ready and waiting for its new owner. Freshly painted and professionally cleaned, this home offers a bright and inviting interior with a functional layout perfect for everyday living. The main level provides comfortable living and dining spaces, while the upper level features three bedrooms, including a primary suite with a private full bath. Enjoy low-maintenance living in a convenient Martinsburg location close to shopping, dining, and commuter routes. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity

Key facts

• $25 HOA
• Garage
• Built 2018

Property features AI

Finance

• Other: Fee simple ownership; Property manager present; Not in a federal flood zone; Outside city limits; Roads maintained by HOA
• HOA & community: HOA fee $25 monthly; HOA covers common area maintenance, road maintenance, and snow removal; Playground / tot lot

Exterior

• Parking: Front-entry attached garage with garage door opener (1 attached garage space); Driveway with 2 spaces; Off-street parking; Parking lot with 4 spaces; Concrete driveway; Total of 7 parking spaces
• Utilities: Public water; Public sewer; 200+ amp electrical service; Underground utilities; Electric hot water
• Home design: Interior townhouse/rowhouse; Vinyl siding
• Construction: Asphalt roof; Slab foundation
• Exterior features: Sidewalks; Street lights

Interior

• Kitchen: Built-in microwave; Dishwasher; Garbage disposal; Refrigerator; Icemaker; Stove
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom on the main level
• Heating & cooling: Heat pump heating and cooling; Electric heating and cooling
• Interior features: Combination kitchen and dining area; Kitchen island; Master bathroom(s); Ceiling fans; 9'+ ceilings; Tray ceilings
• Laundry & utility: Laundry hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $40 ($485/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 $214k (17.7% below list).
• Recommended offer: $214k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% 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: 256 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 58 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

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 $213,852 (17.7% below list)

Questions for the listing agent

1. It's been on market 58 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. 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: 0.82% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $292,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Kinkade Ct Unit HARRIETT LOT 572	0.04mi	3/2.5	1,708 (-1%)	4mo	$257,586	$151	94
106 Kinkade Ct Unit HARRIETT LOT 574	0.05mi	3/2.5	1,708 (-1%)	4mo	$258,086	$151	93
125 Kinkade Ct Unit HARRIETT LOT 585	0.05mi	3/2.5	1,708 (-1%)	4mo	$275,000	$161	93
509 Fontana Cir	0.10mi	3/3.0	1,617 (-6%)	2mo	$285,321	$176	82
501 Fontana Cir	0.10mi	3/3.0	1,617 (-6%)	2mo	$288,225	$178	82
505 Fontana Cir	0.10mi	3/3.5	1,617 (-6%)	2mo	$275,001	$170	80
515 Fontana Cir	0.10mi	3/3.5	1,617 (-6%)	3mo	$289,183	$179	79
519 Fontana Cir	0.10mi	3/3.5	1,617 (-6%)	3mo	$293,994	$182	79
500 Fontana Cir	0.12mi	3/3.5	1,617 (-6%)	3mo	$293,490	$182	78
503 Fontana Cir	0.10mi	3/3.0	1,905 (+11%)	0mo	$300,990	$158	75
507 Fontana Cir	0.10mi	3/3.5	1,905 (+11%)	0mo	$308,013	$162	73
513 Fontana Cir	0.10mi	3/3.0	1,905 (+11%)	3mo	$316,331	$166	73

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: -15.3%
• Equity multiple: 0.46×
• Total profit: $-39,616
• Equity at exit: $38,767

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-31,420
• Equity at exit: $22,480

Cash invested: $72,800 (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 25403

• Home prices YoY: -15.2%
• Active inventory: 256
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,139 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$152 /mo · $1,827/yr
• Insurance: −$108
• HOA: −$25
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $40

Break-even live

Break-even rent $2,087

Max offer price $260,000

Occupancy floor 93%

Sensitivity live

Price	-10% $188	-5% $114	+0% $40	+5% $-33	+10% $-107
Rent	-10% $-129	-5% $-44	+0% $40	+5% $125	+10% $209
Rate	-1.0pp $171	-0.5pp $107	base $40	+0.5pp $-27	+1.0pp $-96

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Fontana Cir Martinsburg, WV	3.0	2.5	1617	$2,100	$1.30	15d	1	0.11mi
505 Fontana Cir Martinsburg, WV	3.0	3.5	1617	$2,200	$1.36	15d	1	0.11mi
519 Fontana Cir Martinsburg, WV	3.0	3.5	1617	$2,300	$1.42	15d	1	0.11mi
153 Priority Dr Martinsburg, WV	1.0–3.0	1.0–2.0	995	$1,810	$1.82	4d	7	0.39mi
17 Original Ln Inwood, WV	3.0	2.5	1240	$1,730	$1.40	23d	1	0.78mi
301 Klee Dr Martinsburg, WV	3.0	2.5	1993	$1,950	$0.98	15d	1	0.81mi
457 Husky Trl Martinsburg, WV	3.0	3.5	1901	$2,200	$1.16	23d	1	0.91mi
15000 Hood Cir Martinsburg, WV	2.0–3.0	2.0	1206	$1,885	$1.56	15d	9	1.19mi
653 Faulkner Ave Martinsburg, WV	3.0	1.5	1442	$1,450	$1.01	23d	1	1.40mi
2615 Delmar Orchard Rd Martinsburg, WV	2.0	2.0	1532	$1,900	$1.24	23d	1	1.42mi
403 S Tennessee Ave Martinsburg, WV	3.0	2.0	1880	$2,000	$1.06	23d	1	1.45mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 18 events

1. 2026-06-22
   days on market $260,000 Active 58 DOM
2. 2026-06-18
   days on market $260,000 Active 55 DOM
3. 2026-06-17
   price $260,000 Active 54 DOM
4. 2026-06-17
   days on market $265,000 Active 54 DOM
5. 2026-06-16
   days on market $265,000 Active 53 DOM
6. 2026-06-15
   days on market $265,000 Active 52 DOM
7. 2026-06-14
   days on market $265,000 Active 50 DOM
8. 2026-06-13
   days on market $265,000 Active 49 DOM
9. 2026-06-10
   days on market $265,000 Active 47 DOM
10. 2026-06-09
    days on market $265,000 Active 46 DOM
11. 2026-06-08
    days on market $265,000 Active 45 DOM
12. 2026-06-07
    days on market $265,000 Active 44 DOM
13. 2026-06-02
    days on market $265,000 Active 39 DOM
14. 2026-06-01
    days on market $265,000 Active 38 DOM
15. 2026-05-31
    days on market $265,000 Active 37 DOM
16. 2026-05-30
    days on market $265,000 Active 36 DOM
17. 2026-04-25
    listed $265,000 Active
18. 2026-04-12
    historical $265,000

ⓘ 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: $1,827 · $152/mo
• Projected year-2 tax: $1,827 · $152/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 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: $25,662
• − Mortgage interest: −$14,564
• − Property taxes: −$1,827
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − HOA: −$300
• − Depreciation: −$7,564
• Taxable loss: −$3,998
• Est. tax savings @ 24.0%: +$960
• After-tax cash flow: $1,444/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

• Census place: Martinsburg, WV
• County: Berkeley County · 85,235 people
• City population: 55,439
• Metro: Hagerstown-Martinsburg, MD-WV
• Population (ZIP): 16,470
• Household income: $87,512
• Rent vs Own: 18.6% rent · 81.4% 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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 10% Black 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 6% · Canada, Guatemala, Vietnam
• Languages at home: 90% English-only · Spanish 6% Vietnamese 1%

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: ▼ -34.15%
• Current HPI: 190.9235
• Rent YoY: —
• Metro: Hagerstown-Martinsburg, MD-WV
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

2 events — show timeline

• 2026-04-25 Listed $265,000 BRIGHT MLS
• 2026-04-12 Coming Soon $265,000 BRIGHT MLS

Property tax history

+8.1%/yr

Latest (2025): $1,827 · -0.4% YoY. Source: county tax records.