130 Treatwater Dr · Falling Waters, WV 25419

$155,000

2 bd · 1.0 ba · 840 sqft · Manufactured · 63 Days on market

Built 1971 0.57 ac lot

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Why this score? — see what drove the C- 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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Older but well maintained singlewide mobile home on . 57 Ac. Private location. Public water and septic. New within the last 6 years, rubber roof, heat pump, windows, doors and skirting. Freshly painted. Own for less then rent. Live in the mobile while you build, use as rental or make this your home. Near MD border and the Potomac River. Special Financing Required Pre-1976 Construction.

Key facts

• New doors
• Heat pump
• New skirting

Tags

• PRIVATE LOCATION
• RUBBER ROOF
• HEAT PUMP
• NEW WINDOWS
• NEW DOORS
• NEW SKIRTING

Property features AI

Exterior

• Parking: Driveway parking for 3 vehicles; Total of 3 garage/parking spaces
• Utilities: Public water; On-site septic; Electric service
• Home design: Single-wide mobile home (pre-1976); 12 ft. wide by 70 ft. long
• Construction: Aluminum siding; Rubber roof; Pillar/post/pier foundation; Building not winterized; Built (year source: Assessor)
• Exterior features: Not in a federal flood zone; Tidal water: No; Other structures above and below grade

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heat pump(s) heating and cooling (electric); Electric hot water
• Interior features: Good condition; Estimated living area; No basement
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/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 $148k (4.3% below list).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.0% in Falling Waters — 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 66/100 on livability (#116 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute 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: 115 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($146k) 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 $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. 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: 0.96% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.52%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-10,157
• Equity at exit: $23,111

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $10,249
• Equity at exit: $13,402

Cash invested: $43,400 (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 25419

• Home prices YoY: -13.1%
• Active inventory: 115
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,483 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$58 /mo · $697/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $236

Break-even live

Break-even rent $1,184

Max offer price $155,000

Occupancy floor 79%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $155,000 Active 63 DOM
2. 2026-06-17
   days on market $155,000 Active 62 DOM
3. 2026-06-16
   days on market $155,000 Active 61 DOM
4. 2026-06-15
   days on market $155,000 Active 60 DOM
5. 2026-06-14
   days on market $155,000 Active 58 DOM
6. 2026-06-13
   days on market $155,000 Active 57 DOM
7. 2026-06-10
   days on market $155,000 Active 55 DOM
8. 2026-06-09
   days on market $155,000 Active 54 DOM
9. 2026-06-08
   days on market $155,000 Active 53 DOM
10. 2026-06-07
    days on market $155,000 Active 52 DOM
11. 2026-06-02
    days on market $155,000 Active 47 DOM
12. 2026-06-01
    days on market $155,000 Active 46 DOM
13. 2026-05-31
    days on market $155,000 Active 45 DOM
14. 2026-05-30
    days on market $155,000 Active 44 DOM
15. 2026-05-18
    status Active
16. 2026-04-29
    historical Active Under Contract
17. 2026-03-28
    listed $155,000 Active

ⓘ 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: $697 · $58/mo
• Projected year-2 tax: $914 · $76/mo
• Expected delta: +$217/yr (+$18/mo · 31.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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: $17,793
• − Mortgage interest: −$8,682
• − Property taxes: −$697
• − Insurance: −$775
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$4,509
• Taxable income: $282
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $2,762/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 — Falling Waters

• Score: 66/100
• State rank: #116
• US rank: #12314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Falling Waters, WV
• County: Berkeley County · 85,235 people
• City population: 13,201
• Metro: Hagerstown-Martinsburg, MD-WV
• Population (ZIP): 13,201
• Household income: $89,284
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 142.0

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 (83%)
• Race & ethnicity: White 83% Black 10% Two or more races 5% Asian 2% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Serbian 3% Lithuanian 2%
• Foreign-born: 3%
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▼ -27.84%
• Current HPI: 184.0467
• Rent YoY: —
• Metro: Hagerstown-Martinsburg, MD-WV
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-18 Relisted — BRIGHT MLS
• 2026-04-29 Contingent — BRIGHT MLS
• 2026-03-28 Listed $155,000 BRIGHT MLS

Property tax history

+0.7%/yr

Latest (2025): $697 · +2.1% YoY. Source: county tax records.