1035 Hammonds Mill Rd · Hedgesville, WV 25427

$254,900

4 bd · 2.0 ba · 1,872 sqft · SingleFamily public records · 79 Days on market

Built 1928 0.34 ac lot Est $326k · 22% under ↓ 6% 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 +17.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.5/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Updated home in Hedgesville minutes to town and Spring Mills/I-81! This home features a new roof, windows, HVAC, water heater, flooring, kitchen, bathrooms, and other essentials. Not much missed. Check it out today! High speed internet believed to be available. On public water. Parking and getting in and out is tight.

Key facts

• New kitchen
• New hvac
• New flooring

Tags

• NEW ROOF
• NEW WINDOWS
• NEW HVAC
• NEW WATER HEATER
• NEW FLOORING
• NEW KITCHEN

Property features AI

Finance

• Financial info: Fee simple ownership

Exterior

• Parking: Driveway
• Utilities: Public water; On-site septic; Electric service
• Home design: Detached property; Effective year of major remodel: 2025; Year built source: Assessor
• Construction: Block construction; Permanent foundation
• Exterior features: Lot roughly 65 feet wide; Not on tidal water; Above-grade and below-grade structures

Interior

• Bedrooms: Four bedrooms on the first upper level
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/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 $220k (13.7% below list).
• Recommended offer: $220k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.2% in Hedgesville — 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 67/100 on livability (#88 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety 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: 96 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 $27k of equity ($2k loan paydown + $25k 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 $71k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $219,942 (13.7% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.86% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $325,728
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307-307.5 Mary St N	0.62mi	3/1.5 (-1)	1,936 (+3%)	5mo	$251,000	$130	54
405 N Mary St	0.55mi	3/2.0 (-1)	1,694 (-10%)	20mo	$294,900	$174	37

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: 26.7%
• Equity multiple: 3.13×
• Total profit: $151,737
• Equity at exit: $229,634

10-year hold

• IRR: 23.4%
• Equity multiple: 7.11×
• Total profit: $436,389
• Equity at exit: $495,215

Cash invested: $71,372 (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: 96
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,199 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$90 /mo · $1,083/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $204

Break-even live

Break-even rent $1,941

Max offer price $254,900

Occupancy floor 86%

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91 Grindstone Dr Hedgesville, WV	3.0	3.5	1960	$1,830	$0.93	21d	1	0.74mi

Listing history 19 events

1. 2026-06-18
   days on market $254,900 Active 79 DOM
2. 2026-06-17
   days on market $254,900 Active 78 DOM
3. 2026-06-16
   days on market $254,900 Active 77 DOM
4. 2026-06-15
   days on market $254,900 Active 76 DOM
5. 2026-06-14
   days on market $254,900 Active 74 DOM
6. 2026-06-13
   days on market $254,900 Active 73 DOM
7. 2026-06-10
   days on market $254,900 Active 71 DOM
8. 2026-06-09
   days on market $254,900 Active 70 DOM
9. 2026-06-08
   days on market $254,900 Active 69 DOM
10. 2026-06-07
    days on market $254,900 Active 68 DOM
11. 2026-06-02
    days on market $254,900 Active 63 DOM
12. 2026-06-01
    days on market $254,900 Active 62 DOM
13. 2026-05-31
    days on market $254,900 Active 61 DOM
14. 2026-05-30
    days on market $254,900 Active 60 DOM
15. 2026-05-20
    price $254,900
16. 2026-05-05
    status Active
17. 2026-04-30
    historical Active Under Contract
18. 2026-04-09
    price $259,900
19. 2026-03-26
    listed $269,900 Active

ⓘ 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: $1,083 · $90/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$421/yr (+$35/mo · 38.9%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,393
• − Mortgage interest: −$14,278
• − Property taxes: −$1,083
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,111
• − Management: −$2,111
• − Depreciation: −$7,415
• Taxable loss: −$1,880
• Est. tax savings @ 24.0%: +$451
• After-tax cash flow: $2,904/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 — Hedgesville

• Score: 67/100
• State rank: #88
• US rank: #10335

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment A Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Berkeley County · 85,235 people
• City population: 16,595
• 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

-5.6% since first listed

5 events — show timeline

• 2026-05-20 Price Changed $254,900 BRIGHT MLS
• 2026-05-05 Relisted — BRIGHT MLS
• 2026-04-30 Contingent — BRIGHT MLS
• 2026-04-09 Price Changed $259,900 BRIGHT MLS
• 2026-03-26 Listed $269,900 BRIGHT MLS

Property tax history

+13.8%/yr

Latest (2025): $1,083 · -0.1% YoY. Source: county tax records.