27 Tate Manor Dr · Charles Town, WV 25414

$315,000

3 bd · 3.0 ba · 1,934 sqft · Townhouse public records · 17 Days on market

Built 2021 2,178 sqft lot Est $313k · at est. $50/mo HOA · 2% 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 +10.1/30.0
• ARV discount +7.3/15.0
• Appreciation +6.3/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

MOVE-IN DECEMBER 2021! New Townhomes in Jefferson County with Views of the Blue Ridge Mountains! The York II Townhome is thoughtfully designed to make the best use of every inch. This home welcomes you with an open foyer and floorplan. Enter your home from the fully finished lower level with an attached one car garage and direct access to your backyard. Up one level is the heart of your home including gracious dining and living areas with an open country kitchen and 8ft morning room at the rear. Entertain your guests in the kitchen complete with upgraded stainless-steel appliances and countertops making this the perfect space for entertaining guests. The light and bright morning room off the kitchen gives you additional living space on all 3 levels. Your family room is full of natural light and has a convenient half bath. Enjoy majestic mountain views when you retreat to your spacious ownerâ s bedroom complete with a large walk-in closet and a wonderful upgraded ownerâ s bath with dual vanity, and separate shower and tub. Two additional bedrooms, linen closet and hall bath complete the second floor. All images and virtual tours are for illustrative purposes only and individual homes, amenities, features, and views may differ.

Key facts

• $50 HOA
• Garage
• Built 2021

Property features AI

Finance

• Other: Not in a federal flood zone; Year built (estimated); Above grade finished area estimated
• HOA & community: HOA fee $150 quarterly

Exterior

• Parking: Attached garage with inside access (1 garage space); Asphalt driveway
• Utilities: Public water; Public septic; Electric power
• Home design: Interior townhouse/rowhouse; Building not winterized; Excellent property condition; Fee simple ownership
• Construction: Vinyl siding; Architectural shingle roof; Slab foundation; Daylight, full basement
• Exterior features: Sidewalks; Balcony

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Electric oven/range; Refrigerator; Stainless steel appliances
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: Two full bathrooms (upper level); Two half bathrooms total (one on main level, one on lower level)
• Heating & cooling: Heat pump(s); Central air; Electric heating fuel; Electric hot water
• Interior features: Soaking tub; Combination dining/living area; Combination kitchen/dining area; Combination kitchen/living area; Family room off kitchen; Open floor plan; Eat-in kitchen; Kitchen island; Pantry; Master bath(s); Recessed lighting; 9'+ ceilings; Drywall
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $315k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (26.2% below list).
• Recommended offer: $232k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.5% in Charles Town — 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 76/100 on livability (#22 in WV, #3,460 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities D+, commute F.
• Jefferson County Schools (rural): math 29% / reading 46% proficiency, ranked #6 of 55 in WV (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Page Jackson Elementary (365 students, 0% FRL); Charles Town Middle School (math 22% / reading 45%, grade F, #40 of 109 statewide, top 37%, 637 students, 0% FRL); Washington High School (math 32% / reading 57%, grade F, #11 of 110 statewide, top 11%, 1,328 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 392 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,162 units permitted in Jefferson County in 2024 (360 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $8k appreciation (2.7% local appreciation)).
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $232,411 (26.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $313,308
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76 Tate Manor Dr	0.06mi	3/3.5	2,104 (+9%)	7mo	$335,000	$159	75
132 Monroe Ave	0.39mi	4/3.0 (+1)	2,000 (+3%)	5mo	$324,880	$162	67
140 Eldon Dr	0.30mi	3/3.5	2,016 (+4%)	12mo	$310,000	$154	67
77 Eldon Dr	0.30mi	3/2.5	1,792 (-7%)	8mo	$315,000	$176	65
25 Holmes Dr	0.43mi	4/3.0 (+1)	1,936 (+0%)	12mo	$280,000	$145	65
26 Sagewood St	0.45mi	3/2.5	1,900 (-2%)	12mo	$255,000	$134	64
27 Holmes Dr	0.43mi	3/2.5	1,960 (+1%)	16mo	$286,000	$146	62
124 Monroe Ave	0.59mi	4/3.0 (+1)	2,000 (+3%)	3mo	$329,990	$165	59
33 Bruce Dr	0.39mi	3/3.0	1,772 (-8%)	14mo	$300,000	$169	56
33 Sagewood St	0.45mi	3/4.0	1,852 (-4%)	19mo	$285,000	$154	52
11 Sherman Ave	0.74mi	3/3.5	1,979 (+2%)	15mo	$349,990	$177	47
166 Dunlap Dr	0.35mi	3/2.5	1,668 (-14%)	20mo	$275,000	$165	42

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

Projected returns pro-forma

2.67% appreciation · 4.35% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.27×
• Total profit: $23,918
• Equity at exit: $135,906

10-year hold

• IRR: 8.6%
• Equity multiple: 2.28×
• Total profit: $113,298
• Equity at exit: $205,095

Cash invested: $88,200 (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 25414

• Home prices YoY: 0.9%
• Rents YoY: 4.3%
• Active inventory: 392
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,324 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$188 /mo · $2,254/yr
• Insurance: −$131
• HOA: −$50
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-185

Break-even live

Break-even rent $2,558

Max offer price $282,331

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-96	+0% $-185	+5% $-274	+10% $-363
Rent	-10% $-369	-5% $-277	+0% $-185	+5% $-93	+10% $-1
Rate	-1.0pp $-26	-0.5pp $-105	base $-185	+0.5pp $-267	+1.0pp $-350

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Bell Tower Ln Charles Town, WV	4.0	2.5	2223	$2,600	$1.17	4d	1	0.24mi
95 Dunlap Dr Charles Town, WV	3.0	2.5	2400	$2,200	$0.92	26d	1	0.35mi
48 Holmes Dr Charles Town, WV	3.0	2.5	2550	$1,995	$0.78	22d	1	0.39mi
214 Gumspring Dr Charles Town, WV	4.0	2.5	2148	$2,500	$1.16	22d	1	0.51mi
109 Extrovert Dr Charles Town, WV	3.0	4.0	2290	$2,450	$1.07	26d	1	1.12mi
509 Seeback Dr Charles Town, WV	3.0	2.5	1946	$2,150	$1.10	26d	1	1.33mi
114 Telluride Way Charles Town, WV	3.0	2.5	1700	$2,090	$1.23	26d	1	1.33mi
19 Winterplace Dr Charles Town, WV	4.0	3.5	2095	$2,100	$1.00	14d	1	1.34mi
458 Seeback Dr Charles Town, WV	3.0	2.5	1946	$2,100	$1.08	26d	1	1.35mi
450 Seeback Dr Charles Town, WV	3.0	2.5	1793	$2,050	$1.14	14d	1	1.35mi
470 Seeback Dr Charles Town, WV	3.0	2.5	1946	$2,100	$1.08	26d	1	1.35mi
454 Seeback Dr Charles Town, WV	3.0	4.0	1952	$2,100	$1.08	26d	1	1.35mi
478 Seeback Dr Charles Town, WV	3.0	2.5	1946	$2,200	$1.13	22d	1	1.35mi
439 Seeback Dr Unit 255 Charles Town, WV	3.0	2.5	1920	$2,100	$1.09	22d	1	1.35mi
135 Telluride Way Charles Town, WV	4.0	3.5	2097	$2,400	$1.14	26d	1	1.38mi
10 Telluride Way Charles Town, WV	3.0	4.0	2097	$2,300	$1.10	26d	1	1.47mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 11 events

1. 2026-06-21
   days on market $315,000 Active 17 DOM
2. 2026-06-18
   days on market $315,000 Active 14 DOM
3. 2026-06-17
   days on market $315,000 Active 13 DOM
4. 2026-06-16
   days on market $315,000 Active 12 DOM
5. 2026-06-15
   days on market $315,000 Active 11 DOM
6. 2026-06-13
   days on market $315,000 Active 9 DOM
7. 2026-06-13
   days on market $315,000 Active 8 DOM
8. 2026-06-09
   days on market $315,000 Active 5 DOM
9. 2026-06-08
   days on market $315,000 Active 4 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $315,000 Active 3 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: $2,254 · $188/mo
• Projected year-2 tax: $2,254 · $188/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,889
• − Mortgage interest: −$17,645
• − Property taxes: −$2,254
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − HOA: −$600
• − Depreciation: −$9,164
• Taxable loss: −$7,811
• Est. tax savings @ 24.0%: +$1,875
• After-tax cash flow: $-345/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: Jefferson County Schools
• NCES district ID: 5400570
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $67,038
• Composite: 33.98/100
• National rank: #5322
• State rank: #6 of 55 in WV

Livability — Charles Town

• Score: 76/100
• State rank: #22
• US rank: #3460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charles Town, WV
• County: Jefferson County · 28,403 people
• City population: 21,073
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 21,073
• Household income: $105,500
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 290.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 61,715 people
• By 2030: 64,052 · +3.8%
• By 2040: 67,713 · +9.7%
• By 2050: 69,843 · +13.2%
• By 2075: 72,679 · +17.8%
• By 2100: 71,872 · +16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 10% Black 7% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Jefferson

• 2024 margin: R (+15.8) · D 41.0% · R 56.8% · Other 2.1%
• 2008→2024 swing: -20.6pp toward R · 2008: 4.8pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+10.5 2016: R+15.3 2012: R+4.0 2008: D+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.67%
• Current HPI: 296.8007
• Rent YoY: ▲ 4.35%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• State GDP YoY: —
• F500 in state: 0

Price history

+16.1% since first listed

7 events — show timeline

• 2026-06-05 Listed $315,000 BRIGHT MLS
• 2026-06-04 Coming Soon $315,000 BRIGHT MLS
• 2021-08-24 Sold (MLS) $276,360 BRIGHT MLS
• 2021-05-05 Pending — BRIGHT MLS
• 2021-04-23 Price Changed $286,360 BRIGHT MLS
• 2021-04-21 Price Changed $281,360 BRIGHT MLS
• 2021-02-24 Listed $271,360 BRIGHT MLS

Property tax history

+10.3%/yr

Latest (2025): $2,254 · -1.7% YoY. Source: county tax records.