105 Extrovert Dr · Charles Town, WV 25414

$335,000

3 bd · 3.0 ba · 1,872 sqft · Townhouse public records · 13 Days on market

Built 2023 2,600 sqft lot Est $333k · at est. $85/mo HOA · 4% of rent

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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 +7.6/30.0
• ARV discount +7.3/15.0
• 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
• 1% rule +1.8/10.0
• DSCR +1.7/10.0

Listing remarks

Welcome to Norborne Glebe, one of Charles Town’s most sought-after communities, where this refreshed interior townhome offers a rare opportunity backing to peaceful trees for added privacy and a serene setting. Built in 2023, this 3-level home features 3 bedrooms, 2 full baths, and 2 half baths with a well-designed layout that blends comfort, function, and modern living. Unlike standard new construction, this home is truly move-in ready with fresh paint throughout, ceiling fans installed in key rooms, and window blinds already in place, helping buyers avoid unexpected post-closing expenses. The entry level offers a flexible recreation space perfect for a home office, gym, or second li

Key facts

• $85 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Property manager present; Finished area reported as approximately 1,922 (source: estimated)
• HOA & community: HOA fee of $85 monthly; HOA covers common area maintenance, pool(s), trash, and snow removal; Community amenities include outdoor pool, tennis courts, basketball courts, jogging/walking path, playground/tot lots, and common grounds

Exterior

• Parking: Attached front-entry garage with 1 space; Concrete driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Aluminum siding; Concrete perimeter foundation; Above-grade structure
• Exterior features: Sidewalks; Street lights; Deck(s); Community pool

Interior

• Kitchen: Built-in microwave; Dishwasher; Garbage disposal; Electric oven/range; Refrigerator; Stainless steel appliances; Water heater
• Bedrooms: Three bedrooms on upper level
• Bathrooms: Two full bathrooms; Two half bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Ceiling fans; Open floor plan; Kitchen island; Pantry; Walk-in closets; Upgraded countertops; Window treatments
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $335k.

Deal economics

• At list price, monthly cash flow is $-402 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (21.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (32.4% below list).
• Recommended offer: $226k (32.4% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $11k of equity ($2k loan paydown + $9k appreciation (2.7% local appreciation)).
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $226,489 (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. 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. 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. 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?
6. 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.
7. 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.
8. 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: 4.85%
• Cash-on-cash: -5.14%
• DSCR: 0.77
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $333,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Extrovert Dr	0.00mi	3/3.0	1,922 (+3%)	1mo	$345,000	$180	95
428 Seeback Dr Lot 276 LANCASTER	0.25mi	3/3.0	1,920 (+3%)	1mo	$326,990	$170	83
439 Seeback Dr Unit 255 LANCASTER	0.25mi	3/3.0	1,920 (+3%)	2mo	$326,270	$170	82
478 Seeback Dr Unit SAVANNAH LOT 287	0.25mi	3/3.0	1,793 (-4%)	1mo	$349,990	$195	80
450 Seeback Dr Unit SAVANNAH LOT 280	0.25mi	3/3.0	1,793 (-4%)	1mo	$346,990	$194	80
156 Winterplace Dr	0.30mi	3/3.0	1,922 (+3%)	2mo	$343,000	$178	79
481 Seeback Dr Unit 246 LANCASTER	0.34mi	3/3.0	1,920 (+3%)	4mo	$323,990	$169	77
469 Seeback Dr Unit 249 LANCASTER	0.34mi	3/3.0	1,920 (+3%)	4mo	$339,670	$177	77
473 Seeback Dr Unit SAVANNAH LOT 248	0.23mi	3/3.0	2,097 (+12%)	1mo	$373,000	$178	68
443 Seeback Dr Unit 254 SAVANNAH	0.25mi	3/3.0	2,097 (+12%)	2mo	$372,200	$177	67
465 Seeback Dr Unit SAVANNAH LOT 250	0.23mi	3/3.0	2,097 (+12%)	4mo	$373,450	$178	66
128 Telluride Way	0.41mi	3/3.0	2,097 (+12%)	3mo	$385,000	$184	58

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: 2.3%
• Equity multiple: 1.13×
• Total profit: $12,110
• Equity at exit: $144,535

10-year hold

• IRR: 6.5%
• Equity multiple: 1.97×
• Total profit: $90,954
• Equity at exit: $218,117

Cash invested: $93,800 (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 25414

• Home prices YoY: 0.9%
• Rents YoY: 4.3%
• Active inventory: 382
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,265 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$210 /mo · $2,517/yr
• Insurance: −$140
• HOA: −$85
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-402

Break-even live

Break-even rent $2,774

Max offer price $264,019

Occupancy floor —

Sensitivity live

Price	-10% $-212	-5% $-307	+0% $-402	+5% $-497	+10% $-591
Rent	-10% $-581	-5% $-491	+0% $-402	+5% $-312	+10% $-223
Rate	-1.0pp $-233	-0.5pp $-317	base $-402	+0.5pp $-489	+1.0pp $-577

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Extrovert Dr Charles Town, WV	3.0	4.0	2290	$2,450	$1.07	25d	1	0.04mi
439 Seeback Dr Unit 255 Charles Town, WV	3.0	2.5	1920	$2,100	$1.09	21d	1	0.22mi
458 Seeback Dr Charles Town, WV	3.0	2.5	1946	$2,100	$1.08	25d	1	0.22mi
478 Seeback Dr Charles Town, WV	3.0	2.5	1946	$2,200	$1.13	21d	1	0.22mi
454 Seeback Dr Charles Town, WV	3.0	4.0	1952	$2,100	$1.08	25d	1	0.22mi
470 Seeback Dr Charles Town, WV	3.0	2.5	1946	$2,100	$1.08	25d	1	0.22mi
450 Seeback Dr Charles Town, WV	3.0	2.5	1793	$2,050	$1.14	13d	1	0.22mi
19 Winterplace Dr Charles Town, WV	4.0	3.5	2095	$2,100	$1.00	13d	1	0.30mi
509 Seeback Dr Charles Town, WV	3.0	2.5	1946	$2,150	$1.10	25d	1	0.32mi
114 Telluride Way Charles Town, WV	3.0	2.5	1700	$2,090	$1.23	25d	1	0.35mi
135 Telluride Way Charles Town, WV	4.0	3.5	2097	$2,400	$1.14	25d	1	0.37mi
10 Telluride Way Charles Town, WV	3.0	4.0	2097	$2,300	$1.10	25d	1	0.40mi
48 Holmes Dr Charles Town, WV	3.0	2.5	2550	$1,995	$0.78	21d	1	1.01mi
95 Dunlap Dr Charles Town, WV	3.0	2.5	2400	$2,200	$0.92	25d	1	1.03mi
27 Towton PL Charles Town, WV	3.0	2.5	1550	$1,995	$1.29	25d	1	1.24mi
115 Bell Tower Ln Charles Town, WV	4.0	2.5	2223	$2,600	$1.17	3d	1	1.30mi
341 Bullskin St Charles Town, WV	3.0	2.5	1976	$2,725	$1.38	25d	1	1.36mi
37 Abigail St Unit 1 Charles Town, WV	3.0	3.5	2169	$2,150	$0.99	25d	1	1.41mi
214 Gumspring Dr Charles Town, WV	4.0	2.5	2148	$2,500	$1.16	21d	1	1.49mi

HOA detail

• Monthly dues: $85 · $1,020/yr
• Likely covers: gym

Listing history 3 events

1. 2026-05-06
   status Pending
2. 2026-04-23
   listed $335,000 Active
3. 2026-04-16
   historical $335,000

ⓘ 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: $2,517 · $210/mo
• Projected year-2 tax: $2,517 · $210/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: $27,179
• − Mortgage interest: −$18,765
• − Property taxes: −$2,517
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − HOA: −$1,020
• − Depreciation: −$9,745
• Taxable loss: −$10,892
• Est. tax savings @ 24.0%: +$2,614
• After-tax cash flow: $-2,208/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

+0.0% since first listed

3 events — show timeline

• 2026-05-06 Pending — BRIGHT MLS
• 2026-04-23 Listed $335,000 BRIGHT MLS
• 2026-04-16 Coming Soon $335,000 BRIGHT MLS

Property tax history

+45.6%/yr

Latest (2025): $2,517 · +45.6% YoY. Source: county tax records.