TBB Abigail St Unit DARLINGTON II · Charles Town, WV 25414

$301,990

3 bd · 2.5 ba · 1,861 sqft · Townhouse · 53 Days on market

Built 2026 2,100 sqft lot Est $309k · at est. $74/mo HOA · 3% 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 +8.6/30.0
• ARV discount +8.5/15.0
• Appreciation +6.3/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks

The only community within historic Charles Town with resort style amenities! * Cover Your Closing Cost Up To $10,000, paid by DRB Homes and Lender Credit for Primary Residence with Use Of Preferred Lender and Title! * * Brand New Construction Available in Jefferson County’s premier planned community. This modern 1 car garage Darlington floor plan has 3 Bedroom, 2.5 Bath, spacious foyer, and a double coat closet, upon entering. Open concept oversized upgraded kitchen with a large island, stainless steel appliances that opens to the morning room and living room. This home features our Alternate Main Floor Option, which truly creates an open concept from the front of the home to the

Key facts

• Modern construction
• Finished basement
• Large island

Tags

• RESORT STYLE AMENITIES
• MODERN CONSTRUCTION
• OPEN CONCEPT OVERSIZED KITCHEN
• LARGE ISLAND
• STAINLESS STEEL APPLIANCES
• FINISHED BASEMENT

Property features AI

Finance

• Other: Above-grade finished area approximately 1,861 sq ft (estimated)
• HOA & community: Monthly HOA fee: $74; Community amenities include: baseball field, basketball courts, tennis courts, common grounds, community center, meeting room, jogging/walking path, playground

Exterior

• Parking: Attached front-entry garage (1 space)
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Excellent property condition; Estimated year built
• Construction: Vinyl siding; Architectural shingle roof; Slab and concrete perimeter foundation; Builder: DRB Homes; Construction not completed
• Exterior features: Not in a federal flood zone; Irrigation water rights

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Stainless steel appliances; Gas oven/range
• Bedrooms: Three bedrooms on upper level
• Bathrooms: Two full bathrooms (upper level); One half bathroom (main/upper level)
• Heating & cooling: Central air conditioning with programmable thermostat; Heating with programmable thermostat; Propane heating (owned or leased); Bottled gas hot water
• Interior features: Open floor plan with combination kitchen/living area; Formal dining room; Breakfast area; Kitchen island; Kitchen eat-in area; Kitchen designed as gourmet; Family room off kitchen; Pantry; Walk-in closet(s); Recessed lighting
• Laundry & utility: Basement with interior access

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $302k.

Deal economics

• At list price, monthly cash flow is $-262 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (20.4% below list).
• Recommended offer: $240k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 2 comparable units currently listed for rent nearby; 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 $10k 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 ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($293k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 $240,400 (20.4% 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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.72%
• DSCR: 0.83
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $308,926
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Abigail St	0.08mi	3/3.5	1,810 (-3%)	7mo	$293,844	$162	81
71 Abigail St	0.12mi	3/3.5	1,810 (-3%)	7mo	$290,000	$160	80
621 Lord Fairfax St	0.20mi	3/2.5	2,068 (+11%)	2mo	$320,000	$155	70
652 Newbury St	0.16mi	3/3.5	1,658 (-11%)	7mo	$320,000	$193	65
638 Newbury St	0.15mi	3/3.5	2,106 (+13%)	6mo	$349,990	$166	62
759 Lord Fairfax St	0.24mi	3/3.5	2,100 (+13%)	3mo	$335,000	$160	61
37 Abigail St	0.16mi	3/3.5	2,123 (+14%)	6mo	$305,000	$144	61
793 Lord Fairfax St	0.21mi	3/3.5	2,106 (+13%)	4mo	$359,990	$171	61
23 Abigail St	0.13mi	3/3.5	2,123 (+14%)	7mo	$333,964	$157	60
101 Union Ridge Dr	0.63mi	3/2.5	1,724 (-7%)	2mo	$355,000	$206	56
233 Union Ridge Dr	0.56mi	3/3.0	2,108 (+13%)	2mo	$359,000	$170	48
249 Union Ridge Dr	0.56mi	3/3.5	2,073 (+11%)	7mo	$369,990	$178	45

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: 3.7%
• Equity multiple: 1.21×
• Total profit: $17,929
• Equity at exit: $130,293

10-year hold

• IRR: 7.8%
• Equity multiple: 2.17×
• Total profit: $98,920
• Equity at exit: $196,624

Cash invested: $84,557 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,404 medium
• Mortgage (P&I): −$1,584
• Tax est. 1.5%: −$377 /mo · $4,530/yr
• Insurance: −$126
• HOA: −$74
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-262

Break-even live

Break-even rent $2,735

Max offer price $264,104

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-157	+0% $-262	+5% $-366	+10% $-471
Rent	-10% $-452	-5% $-357	+0% $-262	+5% $-167	+10% $-72
Rate	-1.0pp $-110	-0.5pp $-185	base $-262	+0.5pp $-340	+1.0pp $-420

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: $75,498
• Closing costs: $9,060
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Abigail St Unit 1 Charles Town, WV	3.0	3.5	2169	$2,150	$0.99	26d	1	0.18mi
341 Bullskin St Charles Town, WV	3.0	2.5	1976	$2,725	$1.38	26d	1	0.60mi

HOA detail

• Monthly dues: $74 · $888/yr

Listing history 7 events

1. 2026-05-31
   days on market $301,990 Active 53 DOM
2. 2026-04-08
   listed $301,990 Active
3. 2025-10-24
   historical
4. 2025-08-29
   price $294,990
5. 2025-08-29
   price $296,990
6. 2025-08-15
   price $294,990
7. 2025-05-11
   listed $299,990 Active

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,848
• − Mortgage interest: −$16,916
• − Property taxes: −$4,530
• − Insurance: −$1,510
• − Repairs & maintenance: −$2,308
• − Management: −$2,308
• − HOA: −$888
• − Depreciation: −$8,785
• Taxable loss: −$8,397
• Est. tax savings @ 24.0%: +$2,015
• After-tax cash flow: $-1,127/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

+0.7% since first listed

6 events — show timeline

• 2026-04-08 Listed $301,990 BRIGHT MLS
• 2025-10-24 Listing Removed — BRIGHT MLS
• 2025-08-29 Price Changed $294,990 BRIGHT MLS
• 2025-08-29 Price Changed $296,990 BRIGHT MLS
• 2025-08-15 Price Changed $294,990 BRIGHT MLS
• 2025-05-11 Listed $299,990 BRIGHT MLS