186 Talbott Ave · Martinsburg, WV 25405

$274,900

2 bd · 1.5 ba · 1,322 sqft · SingleFamily public records · 129 Days on market

Built 1970 0.38 ac lot Est $327k · 16% 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 +14.6/15.0
• Cash flow +7.8/30.0
• Appreciation +6.9/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.8/10.0

Listing remarks MLS

* * More Pictures to come * * This super cute and well maintained rancher is in the perfect location, close to shops, restaurants and local business's such as Proctor and Gamble. located at the end of a quiet street. This home has a new roof, wood flooring through out , upgraded appliances , large yard with new 6ft vinyl fence and 2 large outside buildings. the owners have kept this home immaculent and is move in ready , with all appliances conveying!! Don't wait to schedule your showing it won't last long!!!

Key facts

• 0.38 acre lot
• Garage
• Built 1970

Property features AI

Exterior

• Parking: Attached front-entry garage with garage door opener; One garage space; Driveway with two parking spaces; Total of three garage/parking spaces
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Detached property; Very good condition; Fee simple ownership; Not in a federal flood zone
• Construction: Aluminum siding; Shingle roof; Crawl space foundation; Built year per assessor
• Exterior features: Rear fencing; Patio(s); Shed

Interior

• Kitchen: Dishwasher; Stove; Refrigerator; Eat-in kitchen
• Bedrooms: Three bedrooms on the main level; Room list includes Living Room, Dining Room, Bedroom 1, Bedroom 2, Bedroom 3, Family Room
• Flooring: Luxury vinyl plank; Wood
• Bathrooms: One full bathroom on the main level; One half bathroom (main level)
• Heating & cooling: Forced air heating; Heat pump(s); Electric heating fuel; Central air conditioning
• Interior features: Attic; Tub with shower; Combination kitchen and dining area; Traditional floor plan; Eat-in kitchen; Wood floors; Ceiling fans; Entry-level bedroom
• Laundry & utility: Washer in unit; Dryer in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-300 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (32.4% below list).
• Recommended offer: $186k (32.4% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.8% in Martinsburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 75/100 on livability (#29 in WV, #4,057 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F, employment D-.
• 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: 121 active listings in the ZIP; 1,460 units permitted in Berkeley County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $11k appreciation (3.8% local appreciation)).
• Berkeley County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,753 (32.4% 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 129 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.68% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.68%
• DSCR: 0.79
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $326,534
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Talbott Ave	0.17mi	3/2.0 (+1)	1,344 (+2%)	13mo	$300,000	$223	71
3493 Poor House Rd	0.32mi	3/2.0 (+1)	1,216 (-8%)	19mo	$300,000	$247	49

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: 5.7%
• Equity multiple: 1.34×
• Total profit: $26,401
• Equity at exit: $136,847

10-year hold

• IRR: 8.3%
• Equity multiple: 2.38×
• Total profit: $105,883
• Equity at exit: $221,830

Cash invested: $76,972 (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: 121
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,858 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$211 /mo · $2,536/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-300

Break-even live

Break-even rent $2,237

Max offer price $221,903

Occupancy floor —

Sensitivity live

Price	-10% $-144	-5% $-222	+0% $-300	+5% $-378	+10% $-456
Rent	-10% $-447	-5% $-373	+0% $-300	+5% $-227	+10% $-153
Rate	-1.0pp $-162	-0.5pp $-230	base $-300	+0.5pp $-371	+1.0pp $-444

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-02
   status $274,900 Pending 129 DOM
2. 2026-06-01
   days on market $274,900 Active 129 DOM
3. 2026-05-31
   days on market $274,900 Active 128 DOM
4. 2026-05-30
   days on market $274,900 Active 127 DOM
5. 2026-05-11
   price $279,900
6. 2026-03-27
   status Active
7. 2026-03-18
   status Pending
8. 2026-03-11
   price $284,900
9. 2026-01-14
   listed $289,900 Active
10. 2026-01-09
    historical $289,900
11. 2022-06-01
    soldstatus $260,000
12. 2022-05-24
    soldstatus $260,000 Closed 520-char remark

    Show marketing remark (520 chars)

    * * More Pictures to come * * This super cute and well maintained rancher is in the perfect location, close to shops, restaurants and local business's such as Proctor and Gamble. located at the end of a quiet street. This home has a new roof, wood flooring through out , upgraded appliances , large yard with new 6ft vinyl fence and 2 large outside buildings. the owners have kept this home immaculent and is move in ready , with all appliances conveying!! Don't wait to schedule your showing it won't last long!!!

13. 2022-04-23
    status Pending 520-char remark

    Show marketing remark (520 chars)

    * * More Pictures to come * * This super cute and well maintained rancher is in the perfect location, close to shops, restaurants and local business's such as Proctor and Gamble. located at the end of a quiet street. This home has a new roof, wood flooring through out , upgraded appliances , large yard with new 6ft vinyl fence and 2 large outside buildings. the owners have kept this home immaculent and is move in ready , with all appliances conveying!! Don't wait to schedule your showing it won't last long!!!

14. 2022-04-19
    listed $260,000 Active 520-char remark

    Show marketing remark (520 chars)

    * * More Pictures to come * * This super cute and well maintained rancher is in the perfect location, close to shops, restaurants and local business's such as Proctor and Gamble. located at the end of a quiet street. This home has a new roof, wood flooring through out , upgraded appliances , large yard with new 6ft vinyl fence and 2 large outside buildings. the owners have kept this home immaculent and is move in ready , with all appliances conveying!! Don't wait to schedule your showing it won't last long!!!

15. 2021-05-21
    soldstatus $209,900 Closed 690-char remark

    Show marketing remark (690 chars)

    Welcome home to 186 Talbott Avenue! This freshly updated home offers the convenience of single level living with plenty of space to spread out. Inside you'll find a large living room, kitchen with all brand new stainless steel appliances, bonus room with built in bar area and half bath, 3 bedrooms, and 1 full bathroom. The laminate wood floors add a warm feeling and will stand up to wear and tear for years to come. The back patio is a fantastic place for relaxing on a warm summer evening. You'll love the convenience of being having easy access to Rt. 11, I-81, shopping, schools, and much more. Schedule your showing today and see if this charmer is the one you've been searching for!

16. 2021-05-21
    soldstatus $199,900

    Show marketing remark (690 chars)

    Welcome home to 186 Talbott Avenue! This freshly updated home offers the convenience of single level living with plenty of space to spread out. Inside you'll find a large living room, kitchen with all brand new stainless steel appliances, bonus room with built in bar area and half bath, 3 bedrooms, and 1 full bathroom. The laminate wood floors add a warm feeling and will stand up to wear and tear for years to come. The back patio is a fantastic place for relaxing on a warm summer evening. You'll love the convenience of being having easy access to Rt. 11, I-81, shopping, schools, and much more. Schedule your showing today and see if this charmer is the one you've been searching for!

17. 2021-03-30
    status Pending 690-char remark

    Show marketing remark (690 chars)

    Welcome home to 186 Talbott Avenue! This freshly updated home offers the convenience of single level living with plenty of space to spread out. Inside you'll find a large living room, kitchen with all brand new stainless steel appliances, bonus room with built in bar area and half bath, 3 bedrooms, and 1 full bathroom. The laminate wood floors add a warm feeling and will stand up to wear and tear for years to come. The back patio is a fantastic place for relaxing on a warm summer evening. You'll love the convenience of being having easy access to Rt. 11, I-81, shopping, schools, and much more. Schedule your showing today and see if this charmer is the one you've been searching for!

18. 2021-03-27
    listed $209,900 Active 690-char remark

    Show marketing remark (690 chars)

    Welcome home to 186 Talbott Avenue! This freshly updated home offers the convenience of single level living with plenty of space to spread out. Inside you'll find a large living room, kitchen with all brand new stainless steel appliances, bonus room with built in bar area and half bath, 3 bedrooms, and 1 full bathroom. The laminate wood floors add a warm feeling and will stand up to wear and tear for years to come. The back patio is a fantastic place for relaxing on a warm summer evening. You'll love the convenience of being having easy access to Rt. 11, I-81, shopping, schools, and much more. Schedule your showing today and see if this charmer is the one you've been searching for!

19. 2007-01-18
    soldstatus $119,000

ⓘ 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: $2,536 · $211/mo
• Projected year-2 tax: $2,536 · $211/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥101°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $22,290
• − Mortgage interest: −$15,399
• − Property taxes: −$2,536
• − Insurance: −$1,374
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$7,997
• Taxable loss: −$8,582
• Est. tax savings @ 24.0%: +$2,060
• After-tax cash flow: $-1,540/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 — Martinsburg

• Score: 75/100
• State rank: #29
• US rank: #4057

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 55,439
• 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

+135.2% since first listed

15 events — show timeline

• 2026-05-11 Price Changed $279,900 BRIGHT MLS
• 2026-03-27 Relisted — BRIGHT MLS
• 2026-03-18 Pending — BRIGHT MLS
• 2026-03-11 Price Changed $284,900 BRIGHT MLS
• 2026-01-14 Listed $289,900 BRIGHT MLS
• 2026-01-09 Coming Soon $289,900 BRIGHT MLS
• 2022-06-01 Sold (Public Records) $260,000 Public Records
• 2022-05-24 Sold (MLS) $260,000 BRIGHT MLS
• 2022-04-23 Pending — BRIGHT MLS
• 2022-04-19 Listed $260,000 BRIGHT MLS
• 2021-05-21 Sold (Public Records) $199,900 Public Records
• 2021-05-21 Sold (MLS) $209,900 BRIGHT MLS
• 2021-03-30 Pending — BRIGHT MLS
• 2021-03-27 Listed $209,900 BRIGHT MLS
• 2007-01-18 Sold (Public Records) $119,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,536 · +97.8% YoY. Source: county tax records.