323 W Academy St · Charles Town, WV 25414

$125,000

3 bd · 1.0 ba · 1,457 sqft · SingleFamily public records · 2 Days on market

Built 1920 9,679 sqft lot

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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 +6.3/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0

Listing remarks

INVESTOR SPECIAL!! This home in the heart of Charles Town is waiting for someone to bring it to life. Lots of potential and a great investment opportunity whether it be a flip or a rental property.

Key facts

• 9,679 sq ft lot
• Built 1920

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached structure
• Construction: Vinyl siding; Block foundation; Above-grade and below-grade structures
• Exterior features: Located within city limits; No tidal water on the lot

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard electric heating; Window air conditioning units; Electric hot water
• Interior features: Partial basement; Two or more access exits

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 13.5% vs local median 3.4% 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: schools D+, 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.
• Market conditions: Rents rising fast (+4.3%/yr); 382 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 $4k of equity ($864 loan paydown + $3k appreciation (2.7% local appreciation)).
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.7% appreciation + 4.3% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $54k; list at $125k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $125,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.73% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.73%
• DSCR: 2.14
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $321,997
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Weirick Row	0.05mi	3/2.0	1,556 (+7%)	1mo	$343,700	$221	82
418 S Charles St	0.13mi	3/2.5	1,478 (+1%)	6mo	$313,500	$212	80
106 Weiricks Row	0.06mi	3/2.0	1,556 (+7%)	9mo	$354,900	$228	75
522 S Church St	0.43mi	3/1.5	1,502 (+3%)	6mo	$310,000	$206	67
13 Onyx Ln	0.35mi	3/2.5	1,538 (+6%)	3mo	$350,000	$228	66
7 Onyx Ln	0.35mi	3/2.5	1,538 (+6%)	4mo	$349,900	$228	65
329 N Mildred St	0.53mi	3/1.0	1,560 (+7%)	2mo	$325,000	$208	62
19 Onyx Ln	0.34mi	3/2.5	1,538 (+6%)	9mo	$415,500	$270	61
99 Nathaniel Dr	0.57mi	3/2.5	1,552 (+6%)	4mo	$355,000	$229	53
631 Eagle Ave	0.46mi	2/1.0 (-1)	1,299 (-11%)	5mo	$204,000	$157	52
203 S George St	0.66mi	3/1.0	1,312 (-10%)	2mo	$225,000	$171	50
306 W 6th Ave	0.75mi	3/1.5	1,576 (+8%)	6mo	$240,000	$152	44

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: 32.3%
• Equity multiple: 2.82×
• Total profit: $63,790
• Equity at exit: $53,931

10-year hold

• IRR: 33.7%
• Equity multiple: 5.79×
• Total profit: $167,496
• Equity at exit: $81,387

Cash invested: $35,000 (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: 382
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,165 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$253 /mo · $3,030/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $750

Break-even live

Break-even rent $1,215

Max offer price $125,000

Occupancy floor 60%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 N Mildred St Apt 200 Charles Town, WV	2.0	1.0	927	$1,800	$1.94	24d	1	0.50mi
603 N Fairfax Blvd Ranson, WV	3.0	2.0	1040	$1,850	$1.78	13d	1	1.36mi

Listing history 3 events

1. 2026-06-18
   days on market $125,000 Active 2 DOM
2. 2026-06-17
   remarks 197-char remark
3. 2026-06-17
   listed $125,000 Active 1 DOM

ⓘ 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: $3,030 · $253/mo
• Projected year-2 tax: $3,030 · $253/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 1/10 Low
• 🌡 Heat 6/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,984
• − Mortgage interest: −$7,002
• − Property taxes: −$3,030
• − Insurance: −$625
• − Repairs & maintenance: −$2,079
• − Management: −$2,079
• − Depreciation: −$3,636
• Taxable income: $7,533
• Est. tax owed @ 24.0%: −$1,808
• After-tax cash flow: $7,198/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

+133.6% since first listed

2 events — show timeline

• 2026-06-16 Listed $125,000 BRIGHT MLS
• 1998-10-09 Sold (Public Records) $53,500 Public Records

Property tax history

+8.2%/yr

Latest (2025): $3,030 · +9.9% YoY. Source: county tax records.