244 Rumbling Rock Rd · Hedgesville, WV 25427

$265,000

3 bd · 2.5 ba · 1,320 sqft · Townhouse public records · 6 Days on market

Built 2013 2,178 sqft lot Est $243k · 9% over $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 +13.4/30.0
• Appreciation +10.0/10.0
• DSCR +4.0/10.0
• ARV discount +3.4/15.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this beautiful 3-bedroom, 2.5-bath townhouse in a highly desirable Hedgesville location. Offering three levels, this well-maintained home combines comfort and convenience. The main level features a bright and inviting layout with a kitchen and dining area that opens onto a stunning deck—perfect for morning coffee, outdoor dining, or relaxing while enjoying the beautiful surroundings. Upstairs, you'll find three comfortable bedrooms. While the third bedroom was used as a closet, it can easily be converted back into a bedroom. The lower level offers additional storage space and laundry area or the opportunity to finish the area to create a home office, recreation room, gym, o

Key facts

• Laundry area
• Gym opportunity
• Stunning deck

Tags

• STUNNING DECK
• ADDITIONAL STORAGE SPACE
• LAUNDRY AREA
• HOME OFFICE OPPORTUNITY
• RECREATION ROOM OPPORTUNITY
• GYM OPPORTUNITY

Property features AI

Finance

• HOA & community: HOA fee $25 per month

Exterior

• Parking: Attached garage with inside access (1 garage space); Driveway parking
• Utilities: Public water; Public sewer; Electric power
• Home design: Interior townhouse/rowhouse; Vinyl siding construction; Estimated year built
• Construction: Vinyl siding exterior; Slab foundation
• Exterior features: Not located in a federal flood zone; Ground rent paid annually; Pets allowed with no restrictions

Interior

• Kitchen: Kitchen included
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms and one half bathroom (all on upper levels)
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Basement present (Other); Living Room, Dining Room, Kitchen, Laundry, Storage Room
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $265k.

Deal economics

• At list price, monthly cash flow is $3 ($31/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 $204k (22.9% below list).
• Recommended offer: $204k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: Hedgesville Elementary School (638 students, 0% FRL); Hedgesville Middle School (math 19% / reading 44%, grade F, #52 of 109 statewide, top 49%, 738 students, 0% FRL); Hedgesville High School (math 22% / reading 52%, grade F, #32 of 110 statewide, top 34%, 1,392 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 97 active listings in the ZIP; solid renter incomes; 1,460 units permitted in Berkeley County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k 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 $74k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 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 $204,323 (22.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.77% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $242,880
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 Grindstone Dr	0.16mi	3/2.5	1,336 (+1%)	19mo	$220,000	$165	75
63 Grindstone Dr	0.18mi	3/2.5	1,332 (+1%)	21mo	$245,000	$184	72
33 Antigua Dr	0.11mi	3/3.0	1,494 (+13%)	3mo	$235,000	$157	68
26 Morningstar Dr	0.47mi	3/1.5	1,166 (-12%)	2mo	$232,000	$199	52
24 Morningstar Dr	0.47mi	3/2.5	1,166 (-12%)	14mo	$230,000	$197	47

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: 24.3%
• Equity multiple: 2.95×
• Total profit: $144,385
• Equity at exit: $238,733

10-year hold

• IRR: 21.5%
• Equity multiple: 6.73×
• Total profit: $424,854
• Equity at exit: $514,837

Cash invested: $74,200 (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 25427

• Home prices YoY: 5.6%
• Active inventory: 97
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,043 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$86 /mo · $1,038/yr
• Insurance: −$110
• HOA: −$25
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $3

Break-even live

Break-even rent $2,040

Max offer price $265,000

Occupancy floor 95%

Sensitivity live

Price	-10% $153	-5% $78	+0% $3	+5% $-72	+10% $-147
Rent	-10% $-159	-5% $-78	+0% $3	+5% $83	+10% $164
Rate	-1.0pp $136	-0.5pp $70	base $3	+0.5pp $-66	+1.0pp $-136

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: gym

Listing history 6 events

1. 2026-06-18
   days on market $265,000 Active 6 DOM
2. 2026-06-17
   days on market $265,000 Active 5 DOM
3. 2026-06-16
   days on market $265,000 Active 4 DOM
4. 2026-06-15
   days on market $265,000 Active 3 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $265,000 Active 1 DOM

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

Tax reassessment forecast WV · Resets to sale price

• Current annual tax: $1,038 · $86/mo
• Projected year-2 tax: $1,564 · $130/mo
• Expected delta: +$526/yr (+$44/mo · 50.7%)

ⓘ 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 6/10 Major 7 d/yr ≥101°F today · 17 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: $24,519
• − Mortgage interest: −$14,844
• − Property taxes: −$1,038
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − HOA: −$300
• − Depreciation: −$7,709
• Taxable loss: −$4,620
• Est. tax savings @ 24.0%: +$1,109
• After-tax cash flow: $1,140/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

1 event — show timeline

• 2026-06-13 Listed $265,000 BRIGHT MLS

Property tax history

+10.1%/yr

Latest (2025): $1,038 · +6.3% YoY. Source: county tax records.