52 Crown Ct · Martinsburg, WV 25401

$110,000

3 bd · 2.0 ba · 1,825 sqft · Manufactured · 17 Days on market

Manufactured home Built 1998 Good condition $60/sqft · 64% below area

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Why this score? — see what drove the C+ 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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.8/5.0
• Schools +2.7/10.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.4

Listing remarks

Welcome to Royal Crest Estates! This spacious 3-bedroom, 2-bath home offers an open floor plan designed for comfortable everyday living. In addition to the large living area, you'll find a separate den featuring a cozy wood-burning fireplace and custom built-ins, providing the perfect space for relaxing or entertaining. The eat-in kitchen boasts abundant cabinet space, a center island, and an adjoining dining area. A separate laundry room adds convenience, while the primary suite offers a private retreat complete with a large bath featuring both a soaking tub and separate shower. Monthly lot rent is $555 and includes trash service and snow removal.

Key facts

• Open floor plan
• Separate den
• Eat in kitchen

Tags

• OPEN FLOOR PLAN
• SEPARATE DEN
• WOOD BURNING FIREPLACE
• CUSTOM BUILT INS
• EAT IN KITCHEN
• ABUNDANT CABINET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.7% 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: Rents rising (+1.1%/yr); 111 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,460 units permitted in Berkeley County in 2024 (16 in 5+ unit buildings).
• This rent runs 31% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Berkeley County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.24% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.29%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $303,080
• List price: $110,000
• Delta: -63.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1400 Prentiss Point Pkwy	0.28mi	3/2.5	1,684 (-8%)	1mo	$334,900	$199	71
112 Cabriolet Ct	0.37mi	4/2.5 (+1)	1,932 (+6%)	2mo	$366,650	$190	64
481 Ives St	0.46mi	3/2.5	1,661 (-9%)	1mo	$335,000	$202	60
128 Cabriolet	0.37mi	4/3.0 (+1)	1,992 (+9%)	1mo	$364,900	$183	58
417 W Burke St	1.41mi	3/2.0	1,936 (+6%)	1mo	$234,900	$121	54
602 S Raleigh St	1.11mi	3/2.0	1,680 (-8%)	0mo	$195,000	$116	52
636 Faulkner Ave	1.28mi	3/1.5	1,680 (-8%)	2mo	$250,000	$149	48
515 S Spring St	0.92mi	3/2.5	1,648 (-10%)	1mo	$339,000	$206	46
1181 Grapevine Rd	0.84mi	3/2.0	1,500 (-18%)	1mo	$200,000	$133	39
1013 Florida Ave	1.31mi	3/1.5	2,138 (+17%)	0mo	$270,000	$126	38
719 S Raleigh St	1.06mi	3/1.5	1,496 (-18%)	1mo	$250,000	$167	37
405 Porter Ave	1.48mi	3/1.0	1,524 (-16%)	1mo	$177,900	$117	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.11% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-248
• Equity at exit: $16,401

10-year hold

• IRR: 7.4%
• Equity multiple: 1.51×
• Total profit: $15,706
• Equity at exit: $9,511

Cash invested: $30,800 (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 25401

• Home prices YoY: -14.1%
• Rents YoY: 1.1%
• Active inventory: 111
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,362 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $316

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 72%

Sensitivity live

Price	-10% $392	-5% $354	+0% $316	+5% $278	+10% $240
Rent	-10% $208	-5% $262	+0% $316	+5% $369	+10% $423
Rate	-1.0pp $371	-0.5pp $344	base $316	+0.5pp $287	+1.0pp $258

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: $27,500
• Closing costs: $3,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Checko Ct Martinsburg, WV	3.0	2.5	1800	$1,895	$1.05	6d	1	0.09mi
136 Checko Ct Martinsburg, WV	3.0	2.5	1320	$1,749	$1.32	116d	1	0.11mi
850 Marquette Dr Unit 850 Martinsburg, WV	3.0	2.5	1800	$1,700	$0.94	6d	1	0.14mi
121 Checko Ct Martinsburg, WV	3.0	2.5	1320	$1,695	$1.28	116d	1	0.15mi
808 Marquette Dr Martinsburg, WV	3.0	2.5	1299	$1,730	$1.33	116d	1	0.23mi
507 W John St Unit C Martinsburg, WV	2.0	1.0	2564	$1,100	$0.43	109d	1	1.28mi
653 Faulkner Ave Martinsburg, WV	3.0	1.5	1442	$1,450	$1.01	116d	1	1.29mi
316 N High St Martinsburg, WV	3.0	1.5	1300	$1,650	$1.27	109d	1	1.33mi
316 N High St Martinsburg, WV	3.0	1.5	1300	$1,300	$1.00	6d	1	1.33mi
522 W King St Martinsburg, WV	3.0	3.0	1500	$2,295	$1.53	6d	1	1.40mi
405 Porter Ave Martinsburg, WV	3.0	1.0	1524	$1,750	$1.15	6d	1	1.46mi

Property features AI

Finance

• HOA & community: Land lease of $555 per monthProperty manager presentLocated in Royal Crest Estates

Exterior

• Parking: Asphalt driveway
• Utilities: Public waterPublic sewerElectric service
• Home design: Manufactured double-wide homeEstimated year built
• Construction: Mixed construction materialsAbove-grade and below-grade structures
• Exterior features: Deck(s)Outbuilding(s)Play areaLandscaped yardSide yard(s)Rented lot

Interior

• Kitchen: DishwasherStoveRefrigeratorIcemakerMicrowave
• Bedrooms: 3 bedrooms on the main level
• Flooring: CarpetLaminateVinyl
• Bathrooms: 2 full bathrooms on the main level2 full bathrooms total
• Heating & cooling: Heat pump with electric backupElectric heating fuelCentral air conditioningCeiling fansElectric hot water
• Interior features: Eat-in kitchenDining areaCeiling fansWalk-in closet(s)Soaking tubWood-burning fireplace
• Laundry & utility: Washer and dryer on the main floor

Listing history 29 events

1. 2026-08-10
   days on market $110,000 Active 17 DOM
2. 2026-08-09
   days on market $110,000 Active 16 DOM
3. 2026-08-08
   days on market $110,000 Active 15 DOM
4. 2026-08-07
   days on market $110,000 Active 14 DOM
5. 2026-08-06
   days on market $110,000 Active 13 DOM
6. 2026-08-05
   pricestatus $110,000 Active 12 DOM
7. 2026-07-02
   status $120,000 Active Under Contract 12 DOM
8. 2026-07-01
   days on market $120,000 Active 12 DOM
9. 2026-06-30
   days on market $120,000 Active 11 DOM
10. 2026-06-29
    days on market $120,000 Active 10 DOM
11. 2026-06-28
    days on market $120,000 Active 9 DOM
12. 2026-06-28
    days on market $120,000 Active 8 DOM
13. 2026-06-27
    days on market $120,000 Active 7 DOM
14. 2026-06-25
    days on market $120,000 Active 5 DOM
15. 2026-06-23
    days on market $120,000 Active 3 DOM
16. 2026-06-22
    pricedays on marketlisting id $120,000 Active 2 DOM
17. 2026-06-16
    days on market $109,900 Active 48 DOM
18. 2026-06-15
    price $109,900 Active 47 DOM
19. 2026-06-15
    days on market $114,900 Active 47 DOM
20. 2026-06-14
    days on market $114,900 Active 45 DOM
21. 2026-06-13
    days on market $114,900 Active 44 DOM
22. 2026-06-10
    statusdays on market $114,900 Active 42 DOM
23. 2026-05-14
    price $114,900
24. 2026-05-01
    price $119,000
25. 2026-04-23
    price $124,000
26. 2026-04-15
    listed $129,900 Active
27. 2026-04-15
    historical $129,900
28. 2024-09-03
    historical
29. 2024-08-25
    listed $90,000 Active

ⓘ 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 ≥103°F today · 17 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: $16,340
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$3,200
• Taxable income: $2,164
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $3,267/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $9,125–$27,375 screening

This home in Royal Crest Estates is in good condition with a good condition score of 75. It has a good exterior, interior walls, and flooring. The home is move-in ready with minor maintenance required.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and increases value ↑
• Both Install new windows — Enhances energy efficiency and curb appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Berkeley Heights Elementary School F WV #287/377 Nat'l #30,133/41,679 Middle Martinsburg South Middle School F WV #84/109 Nat'l #10,474/14,009 High Martinsburg High School F WV #53/110 Nat'l #10,273/17,239

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

B Composite livability gradescore 75/100

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

• County: Berkeley County · 127,359 people
• City population: 55,439
• Metro: Hagerstown-Martinsburg, MD-WV
• Population (ZIP): 14,979
• Household income: $51,909
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 14% Black 12% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 6% Other Asian/Pacific 1%

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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: ▼ -37.63%
• Current HPI: 229.6691
• Rent YoY: ▲ 1.11%
• Metro: Hagerstown-Martinsburg, MD-WV
• State GDP YoY: —
• F500 in state: 0

Property features AI

Finance

• HOA & community: Land lease of $555 per monthProperty manager presentLocated in Royal Crest Estates

Exterior

• Parking: Asphalt driveway
• Utilities: Public waterPublic sewerElectric service
• Home design: Manufactured double-wide homeEstimated year built
• Construction: Mixed construction materialsAbove-grade and below-grade structures
• Exterior features: Deck(s)Outbuilding(s)Play areaLandscaped yardSide yard(s)Rented lot

Interior

• Kitchen: DishwasherStoveRefrigeratorIcemakerMicrowave
• Bedrooms: 3 bedrooms on the main level
• Flooring: CarpetLaminateVinyl
• Bathrooms: 2 full bathrooms on the main level2 full bathrooms total
• Heating & cooling: Heat pump with electric backupElectric heating fuelCentral air conditioningCeiling fansElectric hot water
• Interior features: Eat-in kitchenDining areaCeiling fansWalk-in closet(s)Soaking tubWood-burning fireplace
• Laundry & utility: Washer and dryer on the main floor

Price history

+33.3% since first listed

13 events — show timeline

• 2026-07-01 Contingent — BRIGHT MLS
• 2026-06-19 Listed $120,000 BRIGHT MLS
• 2026-06-16 Listing Removed — BRIGHT MLS
• 2026-06-16 Price Changed $109,900 BRIGHT MLS
• 2026-06-09 Relisted — BRIGHT MLS
• 2026-05-26 Pending — BRIGHT MLS
• 2026-05-14 Price Changed $114,900 BRIGHT MLS
• 2026-05-01 Price Changed $119,000 BRIGHT MLS
• 2026-04-23 Price Changed $124,000 BRIGHT MLS
• 2026-04-15 Listed $129,900 BRIGHT MLS
• 2026-04-15 Coming Soon — BRIGHT MLS
• 2024-09-03 Listing Removed — BRIGHT MLS
• 2024-08-25 Listed $90,000 BRIGHT MLS