HOMESITE 111 Bolingbroke Way · Charles Town, WV 25414

$304,886

3 bd · 3.5 ba · 1,650 sqft · Townhouse

Built 2026 2,100 sqft lot $83/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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• 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 +2.2/10.0
• DSCR +1.2/10.0

Listing remarks

THE BEST VALUE PER SQUARE FOOT IN Charles Town, WV * NOW OFFERING UP TO $12,500 IN CLOSING COST ASSISTANCE FOR PRIMARY RESIDENCE WITH USE OF APPROVED LENDER AND TITLE. * York ll with a beautiful walnut brown cabinet featuring a modern white backsplash and matching white quartz. Two pendants over the kitchen island. Ring doorbell, pad code on the garage AND front door. LVP flooring throughout the whole main level and tile in the bathroom floors as well as tile in the showers! * Photos may not be of actual home. Photos may be of similar home/floorplan if home is under construction or if this is a base price listing.

Key facts

• $83 HOA
• Garage
• Built 2026

🏗️ New construction. The $304,886 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $308,550.

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $305k.

Deal economics

• At list price, monthly cash flow is $-456 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (26.9% below list).
• Recommended offer: $223k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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: 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.
• Zoned schools: Page Jackson Elementary (365 students, 0% FRL); Charles Town Middle School (math 22% / reading 45%, grade F, #40 of 109 statewide, top 37%, 637 students, 0% FRL); Washington High School (math 32% / reading 57%, grade F, #11 of 110 statewide, top 11%, 1,328 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 382 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $10k of equity ($2k loan paydown + $8k 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 ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

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 $222,739 (26.9% 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: 0.72% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.33%
• DSCR: 0.72
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $308,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
361 Aragon Dr	0.07mi	3/3.5	1,674 (+2%)	0mo	$324,990	$194	94
369 Aragon Dr	0.07mi	3/3.0	1,674 (+2%)	1mo	$303,808	$181	91
128 Bolingbroke Way	0.03mi	3/2.5	1,674 (+2%)	2mo	$311,645	$186	91
70 Bolingbroke Way	0.02mi	3/3.5	1,600 (-3%)	5mo	$299,990	$187	90
89 Bolingbroke Way	0.04mi	3/3.5	1,600 (-3%)	4mo	$287,849	$180	89
118 Bolingbroke Way	0.08mi	3/3.5	1,600 (-3%)	4mo	$302,421	$189	88
58 Bolingbroke Way	0.01mi	3/3.5	1,600 (-3%)	7mo	$305,649	$191	88
85 Bolingbroke Way	0.04mi	3/3.5	1,600 (-3%)	6mo	$293,990	$184	88
9 Bolingbroke Way	0.03mi	3/3.5	1,600 (-3%)	8mo	$298,988	$187	87
76 Bolingbroke Way	0.04mi	4/3.5 (+1)	1,600 (-3%)	7mo	$321,819	$201	83
84 Bolingbroke Way	0.04mi	4/3.5 (+1)	1,600 (-3%)	7mo	$291,566	$182	82
97 Bolingbroke Way	0.05mi	4/3.5 (+1)	1,600 (-3%)	6mo	$304,014	$190	82

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: 1.2%
• Equity multiple: 1.07×
• Total profit: $6,020
• Equity at exit: $133,123

10-year hold

• IRR: 5.7%
• Equity multiple: 1.85×
• Total profit: $73,603
• Equity at exit: $200,895

Cash invested: $86,394 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,227 high
• Mortgage (P&I): −$1,618
• Tax est. 1.5%: −$386 /mo · $4,628/yr
• Insurance: −$129
• HOA: −$83
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-456

Break-even live

Break-even rent $2,804

Max offer price $242,612

Occupancy floor —

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: $77,138
• Closing costs: $9,256
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Towton PL Charles Town, WV	3.0	2.5	1550	$1,995	$1.29	24d	1	0.36mi
114 Telluride Way Charles Town, WV	3.0	2.5	1700	$2,090	$1.23	24d	1	0.59mi
135 Telluride Way Charles Town, WV	4.0	3.5	2097	$2,400	$1.14	24d	1	0.61mi
509 Seeback Dr Charles Town, WV	3.0	2.5	1946	$2,150	$1.10	24d	1	0.62mi
19 Winterplace Dr Charles Town, WV	4.0	3.5	2095	$2,100	$1.00	12d	1	0.66mi
10 Telluride Way Charles Town, WV	3.0	4.0	2097	$2,300	$1.10	24d	1	0.69mi
470 Seeback Dr Charles Town, WV	3.0	2.5	1946	$2,100	$1.08	24d	1	0.80mi
454 Seeback Dr Charles Town, WV	3.0	4.0	1952	$2,100	$1.08	24d	1	0.80mi
439 Seeback Dr Unit 255 Charles Town, WV	3.0	2.5	1920	$2,100	$1.09	20d	1	0.80mi
458 Seeback Dr Charles Town, WV	3.0	2.5	1946	$2,100	$1.08	24d	1	0.80mi
450 Seeback Dr Charles Town, WV	3.0	2.5	1793	$2,050	$1.14	12d	1	0.80mi
478 Seeback Dr Charles Town, WV	3.0	2.5	1946	$2,200	$1.13	20d	1	0.80mi
115 Bell Tower Ln Charles Town, WV	4.0	2.5	2223	$2,600	$1.17	2d	1	1.38mi
214 Gumspring Dr Charles Town, WV	4.0	2.5	2148	$2,500	$1.16	20d	1	1.41mi

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 2 events

1. 2026-06-08
   remarks 625-char remark
2. 2026-06-08
   listed $304,886 Pending

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,729
• − Mortgage interest: −$17,284
• − Property taxes: −$4,628
• − Insurance: −$1,543
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − HOA: −$996
• − Depreciation: −$8,976
• Taxable loss: −$10,975
• Est. tax savings @ 24.0%: +$2,634
• After-tax cash flow: $-2,834/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

• 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

2 events — show timeline

• 2026-06-08 Listing Removed — BRIGHT MLS
• 2026-06-08 Listed $304,886 BRIGHT MLS