HOMESITE 738 Abigail St · Charles Town, WV 25414

$303,410

3 bd · 3.5 ba · 1,571 sqft · Townhouse

Built 2026 Excellent condition 2,100 sqft lot $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 +8.2/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Condition / age +5.0/5.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• 1% rule +2.9/10.0
• DSCR +2.2/10.0

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 Bedford floor plan includes 3 Bedroom, 3.5 Bath, Spacious foyer, and a double coat closet. Open concept oversized kitchen with a large island and opens to the living room. This home features our Alternate Main Floor Option, which truly creates an open concept from the front of the home to the back. The primary suite features a large walk-in closet, dual vanity

Key facts

• $74 HOA
• Garage
• Built 2026

🏗️ New construction. The $303,410 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $303,203.

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $303k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-282 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (21.3% below list).
• Recommended offer: $239k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

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 $238,873 (21.3% 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: 0.79% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.99%
• DSCR: 0.82
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $303,203
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Abigail St	0.15mi	3/3.5	1,625 (+3%)	7mo	$294,754	$181	81
626 Newbury St	0.15mi	3/3.5	1,630 (+4%)	8mo	$320,013	$196	80
652 Newbury St	0.15mi	3/3.5	1,658 (+6%)	7mo	$320,000	$193	78
781 Lord Fairfax St	0.19mi	3/3.5	1,630 (+4%)	9mo	$295,000	$181	77
815 Lord Fairfax St	0.20mi	3/3.5	1,630 (+4%)	9mo	$292,000	$179	76
763 Lord Fairfax St	0.23mi	3/3.5	1,671 (+6%)	11mo	$322,720	$193	69
93 Union Ridge Dr	0.64mi	3/2.5	1,584 (+1%)	9mo	$325,000	$205	58
245 Union Ridge Dr	0.56mi	3/3.0	1,648 (+5%)	8mo	$310,000	$188	57
101 Union Ridge Dr	0.63mi	3/2.5	1,724 (+10%)	2mo	$355,000	$206	48

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: 3.5%
• Equity multiple: 1.20×
• Total profit: $16,731
• Equity at exit: $130,816

10-year hold

• IRR: 7.6%
• Equity multiple: 2.14×
• Total profit: $96,474
• Equity at exit: $197,414

Cash invested: $84,897 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,389 medium
• Mortgage (P&I): −$1,590
• Tax est. 1.5%: −$379 /mo · $4,548/yr
• Insurance: −$126
• HOA: −$74
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-282

Break-even live

Break-even rent $2,746

Max offer price $262,358

Occupancy floor —

Sensitivity live

Price	-10% $-73	-5% $-178	+0% $-282	+5% $-387	+10% $-492
Rent	-10% $-471	-5% $-377	+0% $-282	+5% $-188	+10% $-94
Rate	-1.0pp $-130	-0.5pp $-205	base $-282	+0.5pp $-361	+1.0pp $-441

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: $75,801
• Closing costs: $9,096
• 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	0.13mi
341 Bullskin St Charles Town, WV	3.0	2.5	1976	$2,725	$1.38	26d	1	0.59mi

HOA detail

• Monthly dues: $74 · $888/yr

Listing history 2 events

1. 2026-05-05
   listed $303,410
2. 2026-05-05
   historical

ⓘ 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: $28,665
• − Mortgage interest: −$16,984
• − Property taxes: −$4,548
• − Insurance: −$1,516
• − Repairs & maintenance: −$2,293
• − Management: −$2,293
• − HOA: −$888
• − Depreciation: −$8,820
• Taxable loss: −$8,678
• Est. tax savings @ 24.0%: +$2,083
• After-tax cash flow: $-1,304/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.

Condition & rehab AI · 3 photos

Excellent 100/100 None rehab

This modern townhouse is in excellent condition with no visible repairs or maintenance needed. It offers a great opportunity for an investor looking to maximize both resale and rental value.

Value-add opportunities

• Both Painting interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient for potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient for potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-05-05 Listing Removed — BRIGHT MLS
• 2026-05-05 Listed $303,410 BRIGHT MLS