386 Royal Crest Dr · Martinsburg, WV 25405

$124,000

3 bd · 2.0 ba · 1,493 sqft · SingleFamily · 4 Days on market

Built 2023 Good condition

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Why this score? — see what drove the B 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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks

Welcome to Royal Crest Estates! This well-maintained 2023 Skyline/Prime manufactured home offers approximately 1,493 square feet of comfortable living space with 3 bedrooms, 2 full baths, and an inviting open-concept floor plan. The spacious kitchen features a center island, abundant cabinetry, and flows seamlessly into the main living area, making it ideal for everyday living and entertaining. A separate laundry room adds convenience, while the generous primary suite includes a large private bath and additional closet space. Outside, you'll find parking for up to four vehicles and a storage shed for extra storage needs. Residents enjoy access to the community tot lot, along with trash and

Key facts

• Spacious kitchen
• Large private bath
• Center island

Tags

• OPEN-CONCEPT FLOOR PLAN
• SPACIOUS KITCHEN
• CENTER ISLAND
• SEPARATE LAUNDRY ROOM
• GENEROUS PRIMARY SUITE
• LARGE PRIVATE BATH

Property features AI

Finance

• Other: Property managed by a property manager; Ownership is a land lease interest; Property condition reported as very good; Accessibility with 2+ access exits
• HOA & community: Located in Royal Crest Estates; Land lease of $555 per month (land lease years remaining listed as 0)

Exterior

• Parking: Driveway parking for four vehicles (total of 4 garage/parking spaces listed)
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured double-wide home; Estimated year built; Above-grade living space
• Construction: Vinyl siding; Double-wide mobile home (28 ft by 56 ft); Model 3900, Skyline/Prime
• Exterior features: Cleared, level lot with front and rear yards; Open lot

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Luxury vinyl plank
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Luxury vinyl plank flooring; No basement; Estimated living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $124k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Cap rate 10.5% vs local median 4.0% 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: 119 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,460 units permitted in Berkeley County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($857 loan paydown + $5k appreciation (3.8% local appreciation)).
• Berkeley County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,000

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: 1.32% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.96%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $329,953
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Cabriolet	0.28mi	3/2.0	1,537 (+3%)	1mo	$399,995	$260	81
105 Cabriolet	0.29mi	3/2.0	1,537 (+3%)	8mo	$379,275	$247	75
494 Ives St	0.36mi	3/2.0	1,514 (+1%)	11mo	$335,000	$221	72
625 Jensen Way	0.41mi	3/2.0	1,515 (+2%)	10mo	$330,000	$218	70
78 Majestic Dr	0.08mi	3/2.0	1,680 (+12%)	6mo	$72,500	$43	70
30 Ives St	0.29mi	3/2.0	1,330 (-11%)	3mo	$300,000	$226	66
310 Aero St	0.38mi	3/1.5	1,408 (-6%)	7mo	$274,000	$195	65
604 E Stephen St	0.60mi	4/2.0 (+1)	1,440 (-4%)	0mo	$250,000	$174	61
215 Wyeth Ave	0.69mi	3/2.0	1,554 (+4%)	1mo	$325,000	$209	60
72 Cassatt Ln	0.57mi	3/2.0	1,376 (-8%)	10mo	$315,000	$229	52
143 Whitney Way	0.61mi	3/2.0	1,330 (-11%)	10mo	$243,000	$183	45
51 Wyeth Ave	0.63mi	3/2.0	1,318 (-12%)	8mo	$315,000	$239	45

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

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.39×
• Total profit: $48,135
• Equity at exit: $61,728

10-year hold

• IRR: 23.6%
• Equity multiple: 4.63×
• Total profit: $126,089
• Equity at exit: $100,061

Cash invested: $34,720 (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 25405

• Home prices YoY: 1.9%
• Active inventory: 119
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$650
• Tax est. 1.5%: −$155 /mo · $1,860/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $433

Break-even live

Break-even rent $1,085

Max offer price $124,000

Occupancy floor 68%

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Checko Ct Martinsburg, WV	3.0	2.5	1320	$1,749	$1.32	21d	1	0.21mi
121 Checko Ct Martinsburg, WV	3.0	2.5	1320	$1,695	$1.28	21d	1	0.26mi
808 Marquette Dr Martinsburg, WV	3.0	2.5	1299	$1,730	$1.33	21d	1	0.31mi
116 S High St Martinsburg, WV	2.0	1.0	1200	$1,280	$1.07	13d	1	1.04mi
200 E King St Unit 10 Martinsburg, WV	2.0	1.0	900	$900	$1.00	21d	1	1.10mi
200 E King St Martinsburg, WV	2.0	1.0	900	$900	$1.00	13d	1	1.10mi
589 Berkeley Cir Martinsburg, WV	2.0	2.0	1160	$1,970	$1.70	12d	1	1.15mi
215 W King St Apt B Martinsburg, WV	2.0	2.0	1192	$1,690	$1.42	21d	1	1.21mi
620 W Virginia Ave Martinsburg, WV	3.0	1.0	1200	$1,555	$1.30	13d	1	1.23mi
316 N High St Martinsburg, WV	3.0	1.5	1300	$1,650	$1.27	13d	1	1.26mi
653 Faulkner Ave Martinsburg, WV	3.0	1.5	1442	$1,450	$1.01	21d	1	1.33mi
218 N College St Martinsburg, WV	3.0	1.0	1200	$1,330	$1.11	21d	1	1.38mi
600 W John St Martinsburg, WV	1.0–2.0	1.0–2.0	976	$2,026	$2.08	13d	14	1.39mi

Listing history 5 events

1. 2026-06-18
   days on market $124,000 Active 4 DOM
2. 2026-06-17
   days on market $124,000 Active 3 DOM
3. 2026-06-16
   days on market $124,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $124,000 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $19,589
• − Mortgage interest: −$6,946
• − Property taxes: −$1,860
• − Insurance: −$620
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$3,607
• Taxable income: $3,422
• Est. tax owed @ 24.0%: −$821
• After-tax cash flow: $4,371/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 2023 Skyline/Prime manufactured home offers a good condition with minor repairs needed. It is move-in ready with a good curb appeal and potential for value-adding updates.

Repairs flagged

• Minor Kitchen countertops — Worn appearance
• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom sink — Worn appearance
• Minor Bathroom toilet — Worn appearance

Value-add opportunities

• Both Painting and updating kitchen cabinets — Fresh paint and updated cabinets can significantly enhance curb appeal and interior aesthetics.
• Both New flooring in bathrooms — Replacing worn-out flooring with new materials can improve both resale and rental value.
• Both Landscaping improvements — Aesthetic improvements can boost curb appeal and attract potential buyers or renters.
• Both HVAC maintenance — Ensuring the HVAC system is in good condition can improve comfort and energy efficiency, attracting more buyers or renters.
• Both Window treatments — New window treatments can enhance curb appeal and interior aesthetics, making the home more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance	Minor	$500–3,000
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom sink · Worn appearance	Minor	$500–3,000
Bathroom toilet · Worn appearance	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Fresh paint and updated cabinets can significantly enhance curb appeal and interior aesthetics. ↑
• Both New flooring in bathrooms — Replacing worn-out flooring with new materials can improve both resale and rental value. ↑
• Both Landscaping improvements — Aesthetic improvements can boost curb appeal and attract potential buyers or renters. ↑
• Both HVAC maintenance — Ensuring the HVAC system is in good condition can improve comfort and energy efficiency, attracting more buyers or renters. ↑
• Both Window treatments — New window treatments can enhance curb appeal and interior aesthetics, making the home more attractive to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• City population: 55,439
• Population (ZIP): 14,993

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% Black 6% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 1% Dominican 1%
• Common ancestry: Italian 4% Scotch-Irish 3% Slovak 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 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: ▲ 3.84%
• Current HPI: 204.0128
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-14 Listed $124,000 BRIGHT MLS