68 Gail Dr · Martinsburg, WV 25403

$45,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 75 Days on market

Built 1995 ↓ 50% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Property was originally planned for renovations; however, seller has elected to offer the home as-is. Seller has not occupied the property and has limited knowledge of its condition. No repairs will be made. Ideal for investors or buyers looking for a renovation project. This is a manufactured/mobile home located within a leased lot community. Buyer responsible for all due diligence and park approval. Broker/Owner: Listing Broker holds an ownership interest in the property. Priced accordingly for its current condition. Serious inquiries only. Property has existing ductwork/ventilation in place; however, no furnace or heating unit is currently installed.

Key facts

• Built 1995
• Listed 75 days

Property features AI

Finance

• Other: Ownership is land lease
• HOA & community: Land lease of $450 monthly; Land lease years remaining: 0

Exterior

• Parking: Driveway
• Utilities: Public water; Community septic tank
• Home design: Manufactured home; Above-grade living space (approximately 1,300 finished)
• Construction: Aluminum siding; Above grade structure
• Exterior features: Outside city limits; No tidal water

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: Central heating; Electric heating fuel; 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 single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 40.2% 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: 255 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $42,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 4.45% ✓
• Cap rate: 40.20%
• Cash-on-cash: 121.09%
• DSCR: 6.39
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $146,900
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Janesa Dr	0.32mi	3/2.0	1,279 (-2%)	1mo	$75,000	$59	82
31 Gail Dr	0.06mi	3/2.0	1,110 (-15%)	6mo	$125,000	$113	68
170 Aldrin Ln	0.47mi	3/1.5	1,380 (+6%)	6mo	$291,000	$211	61

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: —
• Equity multiple: 6.85×
• Total profit: $73,715
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 14.38×
• Total profit: $168,583
• Equity at exit: $3,891

Cash invested: $12,600 (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: 255
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $2,003 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $1,271

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 32%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Sebago Pl Martinsburg, WV	3.0	2.0	1200	$1,650	$1.38	13d	1	0.96mi
62 Rhea Dr Martinsburg, WV	3.0	2.5	1414	$1,900	$1.34	13d	1	1.11mi
63 Orpington Dr Martinsburg, WV	4.0	2.0	1705	$2,450	$1.44	13d	1	1.31mi

Listing history 19 events

1. 2026-06-18
   days on market $45,000 Active 75 DOM
2. 2026-06-17
   days on market $45,000 Active 74 DOM
3. 2026-06-16
   days on market $45,000 Active 73 DOM
4. 2026-06-15
   days on market $45,000 Active 72 DOM
5. 2026-06-14
   days on market $45,000 Active 70 DOM
6. 2026-06-13
   days on market $45,000 Active 69 DOM
7. 2026-06-10
   days on market $45,000 Active 67 DOM
8. 2026-06-09
   days on market $45,000 Active 66 DOM
9. 2026-06-09
   price $45,000 Active 65 DOM
10. 2026-06-08
    days on market $55,000 Active 65 DOM
11. 2026-06-07
    days on market $55,000 Active 64 DOM
12. 2026-05-31
    days on market $55,000 Active 61 DOM
13. 2026-05-30
    days on market $55,000 Active 60 DOM
14. 2026-04-13
    price $55,000
15. 2026-04-13
    status Active
16. 2026-04-01
    historical Active Under Contract
17. 2026-03-18
    price $60,000
18. 2026-03-18
    listed $60,000 Active
19. 2026-03-10
    historical $110,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $24,036
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$1,309
• Taxable income: $15,461
• Est. tax owed @ 24.0%: −$3,711
• After-tax cash flow: $11,546/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

• 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

-50.0% since first listed

6 events — show timeline

• 2026-04-13 Price Changed $55,000 BRIGHT MLS
• 2026-04-13 Relisted — BRIGHT MLS
• 2026-04-01 Contingent — BRIGHT MLS
• 2026-03-18 Price Changed $60,000 BRIGHT MLS
• 2026-03-18 Listed $60,000 BRIGHT MLS
• 2026-03-10 Coming Soon $110,000 BRIGHT MLS