339 Valentine · Inwood, WV 25405

$95,000

3 bd · 2.0 ba · 1,326 sqft · SingleFamily · 58 Days on market

Built 1996 Fair condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Will be shown only on 4/30 from 4-8:00 pm and 5/2 from 12:00-5:00 come with or without your agent it is fine. This home isn’t about excess or keeping up with the status Joneses however, it’s about having exactly what you need, in a space that feels right. Located near the center of Berkeley County, you’ll enjoy the convenience of quick access to major commuter routes, making travel to Maryland, Northern Virginia, Winchester, and I-81 simple and efficient. Everyday essentials are just minutes away, including shopping, dining, healthcare, and a growing mix of local amenities. Set within a quiet, established community where neighbors still wave and life moves at a comfortable

Key facts

• 6 parking spots
• Built 1996
• Listed 58 days

Tags

• MINUTES AWAY FROM SHOPPING
• MINUTES AWAY FROM DINING
• MINUTES AWAY FROM HEALTHCARE
• GROWING MIX OF LOCAL AMENITIES
• QUIET ESTABLISHED COMMUNITY

Property features AI

Finance

• Other: Not in a federal flood zone; Pets allowed with no restrictions; Park name: Middlecreek Village
• Financial info: Property manager present; Land lease has 12 years remaining
• HOA & community: Association recreation fee of $525 monthly (land lease fee listed as $525/month); Association fees include ground fee, common area maintenance, management, road maintenance, and snow removal

Exterior

• Parking: Driveway with 6 parking spaces (6 total garage/parking spaces)
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home (triple wide); Land lease ownership; Estimated year built; Level entry to main level; Facing direction not specified
• Construction: Vinyl siding; Shingle roof; Above-grade structure
• Exterior features: Outbuilding(s); Secure storage; Sidewalks; Deck(s), patio(s), and porch(es); Front yard and landscaping; Level lot; Backs to open common area; Corner lot

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Drywall walls and cathedral ceilings; Has gas/propane fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 3.7% in Inwood — 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 64/100 on livability (#143 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: schools D-, 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: 119 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,460 units permitted in Berkeley County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $4k appreciation (3.8% local appreciation)).
• Berkeley County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.88% ✓
• Cap rate: 15.81%
• Cash-on-cash: 34.00%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $294,372
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1306 Nadenbousch Ln	0.13mi	3/1.0	1,260 (-5%)	11mo	$280,000	$222	73
331 Crestview Dr	0.43mi	3/2.0	1,294 (-2%)	4mo	$155,000	$120	72
136 Patricks Ct	0.48mi	3/2.0	1,296 (-2%)	9mo	$89,000	$69	66
179 Ambrosia Ln	0.47mi	3/2.0	1,315 (-1%)	14mo	$320,000	$243	66
40 Lisa Ct	0.43mi	3/1.0	1,240 (-6%)	1mo	$275,000	$222	64
1570 Nadenbousch Ln	0.37mi	3/1.0	1,200 (-10%)	0mo	$265,000	$221	62
164 Aztec Dr	0.65mi	3/2.0	1,262 (-5%)	9mo	$306,000	$242	54
33 Sinker Dr	0.70mi	3/2.0	1,240 (-6%)	4mo	$330,000	$266	53
31 Crestview Dr	0.36mi	3/1.0	1,504 (+13%)	6mo	$275,000	$183	52
195 Patricks Ct	0.49mi	3/2.0	1,500 (+13%)	11mo	$125,000	$83	46
44 Spade End Rd	0.75mi	3/2.0	1,520 (+15%)	4mo	$339,990	$224	38
150 Ramshorn Rd	0.73mi	3/2.0	1,520 (+15%)	12mo	$339,990	$224	31

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

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.0%
• Equity multiple: 3.40×
• Total profit: $63,775
• Equity at exit: $47,292

10-year hold

• IRR: 40.1%
• Equity multiple: 6.81×
• Total profit: $154,678
• Equity at exit: $76,660

Cash invested: $26,600 (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 25405

• Home prices YoY: 1.9%
• Active inventory: 119
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,785 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $754

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 53%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Sinker Dr Inwood, WV	3.0	2.0	1200	$1,600	$1.33	21d	1	0.69mi
124 Pony Cir Martinsburg, WV	3.0	2.5	1800	$1,750	$0.97	21d	1	0.78mi
45 Eminence Dr , WV	3.0	1.0–3.5	1296	$2,200	$1.70	5d	10	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $95,000 Active 58 DOM
2. 2026-06-17
   days on market $95,000 Active 57 DOM
3. 2026-06-16
   days on market $95,000 Active 56 DOM
4. 2026-06-15
   days on market $95,000 Active 55 DOM
5. 2026-06-14
   days on market $95,000 Active 53 DOM
6. 2026-06-13
   days on market $95,000 Active 52 DOM
7. 2026-06-10
   days on market $95,000 Active 50 DOM
8. 2026-06-09
   days on market $95,000 Active 49 DOM
9. 2026-06-08
   days on market $95,000 Active 48 DOM
10. 2026-06-07
    days on market $95,000 Active 47 DOM
11. 2026-06-02
    days on market $95,000 Active 42 DOM
12. 2026-06-01
    days on market $95,000 Active 41 DOM
13. 2026-05-31
    days on market $95,000 Active 40 DOM
14. 2026-05-30
    days on market $95,000 Active 39 DOM
15. 2026-04-21
    listed $95,000 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 4/10 Moderate
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,421
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$2,764
• Taxable income: $8,008
• Est. tax owed @ 24.0%: −$1,922
• After-tax cash flow: $7,122/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 · 10 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and value. Repainting and replacing carpet would significantly enhance its curb appeal and rental value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard fixtures
• Moderate exterior paint — white siding needs touch-up

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Rental replace carpet — improves comfort and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
exterior paint · white siding needs touch-up	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Rental replace carpet — improves comfort and appearance ↑

ⓘ 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: 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 — Inwood

• Score: 64/100
• State rank: #143
• US rank: #14358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,993

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 (84%)
• Race & ethnicity: White 84% Black 6% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 1% Dominican 1%
• Common ancestry: Italian 4% Scotch-Irish 3% Slovak 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 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: ▲ 3.84%
• Current HPI: 204.0128
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-21 Listed $95,000 BRIGHT MLS