991 Hammonds Mill Rd · Hedgesville, WV 25427

$289,900

3 bd · 2.0 ba · 1,909 sqft · SingleFamily public records · 4 Days on market

Built 1950 0.41 ac lot Est $332k · 13% under

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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).

• ARV discount +13.2/15.0
• Cash flow +10.2/30.0
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks MLS

Take a look at this updated single family home on . 41 unrestricted acres for under $180K. The primary bedroom is located on the main level. It has a large walk in closet and private access to the main level full bathroom. The large eat in country kitchen has plenty of space for a dining table and possibly a china cabinet. An oversized laundry room is located just off the kitchen. Upstairs you will find two additional rooms that are finished to be a perfect child's bedroom or playroom. They share an additional full bathroom. The basement is partially finished and has access to the basement garage. Outside a covered front porch spans the front of the home. A deck in the back is perfect for outdoor dining. This home features new paint, carpet and much more. Schedule your showing today to see an affordable starter home.

Key facts

• Back deck
• Absence of an hoa
• Spacious basement

Tags

• SPACIOUS BASEMENT
• BACK DECK
• ABSENCE OF AN HOA
• EASY ACCESS FOR COMMUTERS

Property features AI

Exterior

• Parking: Basement attached garage (1-car); Off-street parking for 4 additional vehicles (5 total parking spaces)
• Utilities: Public water; Public sewer; Fiber optic and cable internet available; Electric-powered systems
• Home design: Detached structure
• Construction: Block and vinyl siding construction; Permanent foundation; Above-grade and below-grade structures
• Exterior features: Deck(s); Patio(s); No tidal water on property

Interior

• Bedrooms: One bedroom on the main level; Two bedrooms on the upper level
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Heat pump heating; Central air conditioning; Ductless / mini-split cooling; Electric hot water
• Interior features: Drywall walls and ceilings; Partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (30.4% below list).
• Recommended offer: $202k (30.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: 100 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).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• Berkeley County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$50k 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.
• 4 sale attempts since 16y ago; this cycle's ask is 61% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $200k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $201,819 (30.4% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.70% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $332,166
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307-307.5 Mary St N	0.58mi	3/1.5	1,936 (+1%)	6mo	$251,000	$130	64
34 Kreglow Ct	0.74mi	3/2.5	1,801 (-6%)	9mo	$335,000	$186	47
405 N Mary St	0.50mi	3/2.0	1,694 (-11%)	20mo	$294,900	$174	41

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: 22.5%
• Equity multiple: 2.81×
• Total profit: $147,271
• Equity at exit: $261,165

10-year hold

• IRR: 20.2%
• Equity multiple: 6.44×
• Total profit: $441,706
• Equity at exit: $563,212

Cash invested: $81,172 (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: 100
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,018 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$118 /mo · $1,417/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-165

Break-even live

Break-even rent $2,227

Max offer price $260,787

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-83	+0% $-165	+5% $-247	+10% $-329
Rent	-10% $-324	-5% $-245	+0% $-165	+5% $-85	+10% $-5
Rate	-1.0pp $-19	-0.5pp $-91	base $-165	+0.5pp $-240	+1.0pp $-316

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: $72,475
• Closing costs: $8,697
• 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	23d	1	0.72mi

Listing history 6 events

1. 2026-06-22
   days on market $289,900 Active 4 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   statusdays on market $289,900 Active 1 DOM
4. 2026-06-17
   days on market $289,900 Coming Soon 2 DOM
5. 2026-06-15
   remarks 693-char remark
6. 2026-06-15
   listed $289,900 Coming Soon 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: $1,417 · $118/mo
• Projected year-2 tax: $1,710 · $143/mo
• Expected delta: +$293/yr (+$24/mo · 20.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 16 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: $24,218
• − Mortgage interest: −$16,239
• − Property taxes: −$1,417
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$8,433
• Taxable loss: −$7,196
• Est. tax savings @ 24.0%: +$1,727
• After-tax cash flow: $-251/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

+375.2% since first listed

20 events — show timeline

• 2026-06-15 Coming Soon $289,900 BRIGHT MLS
• 2022-10-17 Sold (Public Records) $200,000 Public Records
• 2022-10-14 Sold (MLS) $200,000 BRIGHT MLS
• 2022-09-15 Contingent — BRIGHT MLS
• 2022-09-11 Listed $179,900 BRIGHT MLS
• 2022-09-10 Coming Soon $179,900 BRIGHT MLS
• 2011-02-25 Sold (MLS) $27,000 BRIGHT MLS
• 2011-02-25 Sold (MLS) $27,000 MRIS
• 2011-02-04 Pending — MRIS
• 2011-02-04 Listing Removed — BRIGHT MLS
• 2011-01-04 Price Changed $27,500 MRIS
• 2010-12-13 Price Changed $32,025 MRIS
• 2010-11-19 Price Changed $37,025 MRIS
• 2010-11-01 Relisted — MRIS
• 2010-10-29 Price Changed $42,025 MRIS
• 2010-10-19 Delisted — MRIS
• 2010-10-11 Listed $47,025 MRIS
• 2010-10-11 Listed $27,500 BRIGHT MLS
• 2004-06-08 Sold (Public Records) $82,500 Public Records
• 1998-01-22 Sold (Public Records) $61,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,417 · -0.9% YoY. Source: county tax records.