109 Blantons Rd · Martinsburg, WV 25405

$310,000

3 bd · 2.5 ba · 1,607 sqft · MultiFamily public records · 55 Days on market

Built 2022 Good condition 3,485 sqft lot $60/mo HOA · 4% of rent ↓ 5% since listing

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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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +5.7/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Spacious 4-bedroom, 2.5-bath end-unit townhome in a well-located Martinsburg community!! Only 4 years old, this home offers two finished levels, an unfinished basement, and a 1 car garage. The main level primary suite features a walk-in closet and private full bath with a walk-in shower for easy one-level living. The kitchen includes stainless steel appliances, ample counter space, and a center island with seating for 3. A main-level washer and dryer add everyday convenience. Upstairs, you’ll find three additional bedrooms and a full bath, offering flexible space for guests, family, a home office, or hobbies. As an end unit, this home also offers a little extra yard space to enjoy.

Key facts

• $60 HOA
• Garage
• Built 2022

Property features AI

Finance

• Other: Approximately 1,607 sq ft finished above grade; Approximately 800 sq ft unfinished below grade
• HOA & community: HOA fee of $60 per month

Exterior

• Parking: Attached front-entry garage with garage door opener; Asphalt driveway; One garage/parking space
• Utilities: Public water; Public sewer; Electric service
• Home design: End of row townhouse; Fee simple ownership
• Construction: Vinyl siding; Concrete perimeter foundation; Above-grade finished living space
• Exterior features: No tidal water

Interior

• Bedrooms: Three bedrooms on the upper level; One bedroom on the main level
• Bathrooms: Two full bathrooms (one on main level, one on upper level); One half bathroom on main level
• Heating & cooling: Heat pump with electric backup; Central air conditioning; Electric hot water
• Interior features: Estimated living area; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $625 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $310k).
• Recommended offer: $301k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.0% 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: 119 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $14k of equity ($2k loan paydown + $12k 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 $87k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Recommended offer $300,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.6%
• Equity multiple: 2.05×
• Total profit: $91,154
• Equity at exit: $154,321

10-year hold

• IRR: 18.4%
• Equity multiple: 3.90×
• Total profit: $251,930
• Equity at exit: $250,153

Cash invested: $86,800 (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: 15.6×

Monthly cashflow live

• Estimated rent: $3,305 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$171 /mo · $2,051/yr
• Insurance: −$129
• HOA: −$60
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $625

Break-even live

Break-even rent $2,514

Max offer price $310,000

Occupancy floor 76%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,304
Total (2 units)			$3,305

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
99 Laxfield Ct Martinsburg, WV	2.0	2.0	1400	$1,875	$1.34	3d	1	0.36mi
11 Aberdeen Dr Kearneysville, WV	3.0	2.5	1820	$1,850	$1.02	3d	3	1.03mi
15 Chloe Dr Kearneysville, WV	3.0	2.5	1800	$1,795	$1.00	13d	1	1.07mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 8 events

1. 2026-06-02
   days on market $310,000 Active 55 DOM
2. 2026-06-01
   days on market $310,000 Active 54 DOM
3. 2026-05-31
   days on market $310,000 Active 53 DOM
4. 2026-05-30
   days on market $310,000 Active 52 DOM
5. 2026-05-14
   price $310,000
6. 2026-04-29
   price $319,000
7. 2026-04-08
   listed $325,000 Active
8. 2026-04-06
   historical $325,000

ⓘ 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: $2,051 · $171/mo
• Projected year-2 tax: $2,051 · $171/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $39,660
• − Mortgage interest: −$17,365
• − Property taxes: −$2,051
• − Insurance: −$1,550
• − Repairs & maintenance: −$3,173
• − Management: −$3,173
• − HOA: −$720
• − Depreciation: −$9,018
• Taxable income: $2,611
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $6,876/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 · 1 photo

Good 80/100 None rehab

This 4-bedroom, 2.5-bath end-unit townhome is in excellent condition with minimal maintenance required. It offers a good ROI with updates that can further enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and value
• Both Upgrading the bathrooms with modern fixtures — Modern bathrooms can significantly increase the home's value and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and value ↑
• Both Upgrading the bathrooms with modern fixtures — Modern bathrooms can significantly increase the home's value and appeal ↑

ⓘ 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 — 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

-4.6% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $310,000 BRIGHT MLS
• 2026-04-29 Price Changed $319,000 BRIGHT MLS
• 2026-04-08 Listed $325,000 BRIGHT MLS
• 2026-04-06 Coming Soon $325,000 BRIGHT MLS

Property tax history

+93.8%/yr

Latest (2025): $2,051 · -0.0% YoY. Source: county tax records.