52 Crown Ct · Martinsburg, WV 25401

$109,900

3 bd · 2.0 ba · 1,825 sqft · SingleFamily · 48 Days on market

Built 1998 Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.8/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Really nice home located in Royal Crest Estates featuring three Bedrooms, 2 Baths, a den, eat in kitchen area. Unique built-ins, separate Den, wood-burning fireplace in Living Room. Open Floor plan. separate laundry room. Large Kitchen with a center island and plenty of cabinet space. The primary bedroom includes a large Primary Bath with a separate soaking tub and shower. Spacious new deck perfect for entertaining. Three parking spaces and a storage shed. Tot lot in the community. Ground rent is $555 per month, which includes trash and snow removal. Park must approve the buyer; $36 application fee per adult. Contact Tammy Snow at Royal Crest Estates . Please submit the approved Applicatio

Key facts

• 3 parking spots
• Built 1998
• Listed 47 days

Property features AI

Finance

• Other: Property manager present; Located in Royal Crest Estates; Outside city limits; Commuter rail within 1–5 miles
• Financial info: Monthly land lease amount: $555; Lease considered: No
• HOA & community: Ground rent exists; Monthly land lease payment

Exterior

• Parking: Three driveway parking spaces; Asphalt driveway; Three total garage and parking spaces
• Utilities: Public water; Public sewer; Electric hot water; Electric cooling fuel; Electric heating fuel; Cable internet available
• Home design: Manufactured home (double wide); 28 ft. by 66 ft. dimensions; Building not winterized; Good condition; Land lease ownership
• Construction: Mixed construction materials; Above-grade and below-grade structures
• Exterior features: Deck(s); Outbuilding(s); Play area; Picket fencing; Landscaped; Side yard(s); Rented lot

Interior

• Kitchen: Dishwasher; Stove; Refrigerator; Icemaker; Microwave
• Bedrooms: Three bedrooms on the main level; Total rooms include master bedroom and additional bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms on the main level; Two full bathrooms total
• Heating & cooling: Heat pump with electric backup; Electric heating; Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Walk-in closet(s); Dining area; Ceiling fan(s); Soaking tub; Fireplace with wood-burning hearth; Not furnished
• Laundry & utility: Main floor laundry

🏷️ Possibly a rental listed for sale. The $109,900 price doesn't fit this home's estimated sale value (~$333,975) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: Rents rising (+1.1%/yr); 66 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,460 units permitted in Berkeley County in 2024 (16 in 5+ unit buildings).
• This rent runs 40% 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 $760 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (15%) 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 $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.58% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.90%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $333,975
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
880 Royal Crest Dr	0.10mi	4/2.0 (+1)	1,800 (-1%)	2mo	$135,000	$75	86
78 Majestic Dr	0.06mi	3/2.0	1,680 (-8%)	6mo	$72,500	$43	79
1007 Nash Ct	0.25mi	3/2.0	1,776 (-3%)	8mo	$299,000	$168	78
756 Royal Crest Dr	0.21mi	4/2.0 (+1)	1,792 (-2%)	8mo	$66,081	$37	76
117 Cabriolet Ct	0.39mi	4/2.5 (+1)	1,932 (+6%)	0mo	$376,900	$195	64
472 Ives St	0.44mi	3/2.5	1,952 (+7%)	3mo	$340,000	$174	63
109 Cabriolet Cabriolet Ct	0.38mi	4/2.5 (+1)	1,932 (+6%)	4mo	$377,550	$195	62
120 Cabriolet	0.36mi	4/3.0 (+1)	1,992 (+9%)	3mo	$364,900	$183	57
108 Cabriolet	0.36mi	4/3.0 (+1)	1,992 (+9%)	2mo	$364,900	$183	57
104 Cabriolet Ct	0.36mi	4/3.0 (+1)	1,992 (+9%)	9mo	$364,000	$183	52
43 Sargent Ln	0.49mi	3/2.5	2,052 (+12%)	3mo	$342,000	$167	52
215 Wyeth Ave	0.60mi	3/2.0	1,554 (-15%)	1mo	$325,000	$209	47

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: 14.9%
• Equity multiple: 1.59×
• Total profit: $18,010
• Equity at exit: $16,386

10-year hold

• IRR: 22.2%
• Equity multiple: 2.73×
• Total profit: $53,243
• Equity at exit: $9,502

Cash invested: $30,772 (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: 66
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $613

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 60%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Checko Ct Martinsburg, WV	3.0	2.5	1320	$1,749	$1.32	21d	1	0.11mi
121 Checko Ct Martinsburg, WV	3.0	2.5	1320	$1,695	$1.28	21d	1	0.15mi
808 Marquette Dr Martinsburg, WV	3.0	2.5	1299	$1,730	$1.33	21d	1	0.23mi
507 W John St Unit C Martinsburg, WV	2.0	1.0	2564	$1,100	$0.43	13d	1	1.28mi
653 Faulkner Ave Martinsburg, WV	3.0	1.5	1442	$1,450	$1.01	21d	1	1.29mi
316 N High St Martinsburg, WV	3.0	1.5	1300	$1,650	$1.27	13d	1	1.33mi
600 W John St Martinsburg, WV	1.0–2.0	1.0–2.0	976	$2,026	$2.08	13d	14	1.37mi

Listing history 13 events

1. 2026-06-16
   days on market $109,900 Active 48 DOM
2. 2026-06-15
   price $109,900 Active 47 DOM
3. 2026-06-15
   days on market $114,900 Active 47 DOM
4. 2026-06-14
   days on market $114,900 Active 45 DOM
5. 2026-06-13
   days on market $114,900 Active 44 DOM
6. 2026-06-10
   statusdays on market $114,900 Active 42 DOM
7. 2026-05-14
   price $114,900
8. 2026-05-01
   price $119,000
9. 2026-04-23
   price $124,000
10. 2026-04-15
    listed $129,900 Active
11. 2026-04-15
    historical $129,900
12. 2024-09-03
    historical
13. 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 2/10 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: $20,846
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$3,197
• Taxable income: $5,960
• Est. tax owed @ 24.0%: −$1,430
• After-tax cash flow: $5,924/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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

• County: Berkeley County · 85,235 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: 670.0

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 (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%

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

Price history

+27.7% since first listed

7 events — show timeline

• 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 $129,900 BRIGHT MLS
• 2024-09-03 Listing Removed — BRIGHT MLS
• 2024-08-25 Listed $90,000 BRIGHT MLS