142 Tammy Ln · Martinsburg, WV 25405

$280,000

3 bd · 1.5 ba · 1,531 sqft · SingleFamily public records · 233 Days on market

Built 1967 0.36 ac lot Est $300k · 7% 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).

• Cash flow +12.0/30.0
• ARV discount +10.5/15.0
• Appreciation +6.9/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• 1% rule +2.9/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Solid, cozy brick rancher on dead-end street in a quiet well-established neighborhood. Fireplace, garage, full basement, washer-dryer close to schools and shopping.

Key facts

• Close to schools
• Brick rancher
• Full basement

Tags

• BRICK RANCHER
• FULL BASEMENT
• DEAD-END STREET
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

Property features AI

Finance

• HOA & community: HOA fee $100 annually; HOA covers road maintenance and snow removal

Exterior

• Parking: Attached garage with inside access and garage door opener (1 garage space)
• Utilities: Public water; Public sewer
• Home design: Detached structure; Above-grade finished area reported by assessor
• Construction: Brick construction; Block foundation; Other structures above grade and below grade; Year built reported by assessor
• Exterior features: Gutter system; Pets allowed with no pet restrictions

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Baseboard electric heating; Electric heating fuel
• Interior features: 12 total rooms including living room, dining room, family room, recreation room and bonus room; Poured concrete basement; Three fireplaces
• Laundry & utility: Hot water: electric

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-69 ($-824/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (21.3% below list).
• Recommended offer: $220k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.8% in Martinsburg — 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 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $13k 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.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~6 years — after that, you're playing with house money.
• 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 233 days — a 12% lower offer ($246k) 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 $220,233 (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. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — 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: 0.79% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $300,076
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
144 Still Meadow Dr	0.36mi	3/2.0	1,554 (+2%)	1mo	$305,000	$196	78
46 Lina Ln	0.10mi	3/2.0	1,428 (-7%)	15mo	$299,990	$210	70
103 Myriah Dr	0.29mi	3/2.0	1,680 (+10%)	0mo	$315,000	$188	68
65 Jolly Rancher Dr	0.40mi	3/1.0	1,553 (+1%)	14mo	$275,000	$177	65
128 Dexter Dr	0.51mi	3/2.0	1,454 (-5%)	6mo	$290,000	$199	61
72 Cimarron Dr	0.36mi	3/2.0	1,414 (-8%)	12mo	$320,000	$226	58
175 Aquarius Way	0.12mi	3/2.0	1,344 (-12%)	17mo	$272,500	$203	58
12 Cameron Ln	0.30mi	3/2.0	1,384 (-10%)	13mo	$270,000	$195	57
240 Paynes Ford Rd	0.52mi	4/1.0 (+1)	1,445 (-6%)	12mo	$250,000	$173	50
160 Baron Dr	0.55mi	3/2.0	1,456 (-5%)	18mo	$280,000	$192	49
589 Evans Run Rd	0.54mi	3/2.0	1,596 (+4%)	21mo	$288,500	$181	48
2154 Winchester Ave	0.61mi	3/1.0	1,344 (-12%)	13mo	$270,000	$201	39

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: 8.9%
• Equity multiple: 1.54×
• Total profit: $41,991
• Equity at exit: $139,386

10-year hold

• IRR: 11.0%
• Equity multiple: 2.79×
• Total profit: $140,467
• Equity at exit: $225,945

Cash invested: $78,400 (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 25405

• Home prices YoY: 1.9%
• Active inventory: 121
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,202 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$223 /mo · $2,682/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-69

Break-even live

Break-even rent $2,289

Max offer price $267,874

Occupancy floor 98%

Sensitivity live

Price	-10% $90	-5% $11	+0% $-69	+5% $-148	+10% $-227
Rent	-10% $-243	-5% $-156	+0% $-69	+5% $18	+10% $105
Rate	-1.0pp $72	-0.5pp $3	base $-69	+0.5pp $-141	+1.0pp $-215

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Pikeview Dr Martinsburg, WV	3.0	2.5	2146	$2,250	$1.05	23d	1	0.25mi
28 Amandas Way Martinsburg, WV	3.0	2.0	1120	$2,300	$2.05	15d	1	1.33mi
153 Priority Dr Martinsburg, WV	1.0–3.0	1.0–2.0	995	$1,810	$1.82	4d	7	1.35mi

Listing history 12 events

1. 2026-06-22
   days on market $280,000 Active 233 DOM
2. 2026-06-19
   days on marketlisting id $280,000 Active 230 DOM
3. 2026-06-18
   days on market $280,000 Active 157 DOM
4. 2026-06-17
   days on market $280,000 Active 156 DOM
5. 2026-06-16
   days on market $280,000 Active 155 DOM
6. 2026-06-15
   days on market $280,000 Active 154 DOM
7. 2026-06-14
   days on market $280,000 Active 152 DOM
8. 2026-06-13
   statusdays on market $280,000 Active 151 DOM
9. 2025-12-30
   listed $280,000 Active
10. 2025-10-31
    listed $280,000 Active 164-char remark

    Show marketing remark (164 chars)

    Solid, cozy brick rancher on dead-end street in a quiet well-established neighborhood. Fireplace, garage, full basement, washer-dryer close to schools and shopping.

11. 2025-07-21
    soldstatus $344,990
12. 2006-07-19
    soldstatus $152,000

ⓘ 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: $2,682 · $223/mo
• Projected year-2 tax: $2,682 · $223/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 3/10 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: $26,428
• − Mortgage interest: −$15,684
• − Property taxes: −$2,682
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − Depreciation: −$8,145
• Taxable loss: −$5,712
• Est. tax savings @ 24.0%: +$1,371
• After-tax cash flow: $547/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

+84.2% since first listed

4 events — show timeline

• 2025-12-30 Listed $280,000 BRIGHT MLS
• 2025-10-31 Listed $280,000 ForSaleByOwner.com
• 2025-07-21 Sold (Public Records) $344,990 Public Records
• 2006-07-19 Sold (Public Records) $152,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $2,682 · +1.3% YoY. Source: county tax records.