23 Sumter Dr · Hedgesville, WV 25403

$105,000

3 bd · 2.0 ba · 1,100 sqft · SingleFamily · 77 Days on market

Built 1988 Fair condition Est $117k · 10% under

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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
• ARV discount +12.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained manufactured/mobile home located in a gated community setting. This home offers a comfortable and affordable living option with lot rent of $575/month, which includes water service. Enjoy the added privacy and security of a gated community while benefiting from low-maintenance living. Conveniently located and ready for its next owner. Buyer must be approved by the community. Schedule your showing today!

Key facts

• Built 1988
• Listed 77 days

Property features AI

Finance

• HOA & community: Land lease of $575 per month; Land lease years remaining: 0

Exterior

• Parking: Driveway
• Utilities: Electric utilities for heating, cooling, and hot water; Community water service; Community septic
• Home design: Manufactured home; Above-grade living area approximately 1,100 finished square feet; Land lease ownership
• Construction: Aluminum siding; Above grade structure
• Exterior features: Community water; Community septic tank; Tidal water not present

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $909 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 4.2% in Hedgesville — 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 67/100 on livability (#88 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• 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: 255 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,460 units permitted in Berkeley County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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 + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.04% ✓
• Cap rate: 17.31%
• Cash-on-cash: 39.35%
• DSCR: 2.75
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $116,600
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Stoney Lick Rd	0.73mi	3/2.0	1,183 (+8%)	1mo	$305,000	$258	53
527 Fancy Filly Cir	0.37mi	3/2.0	1,000 (-9%)	20mo	$106,000	$106	51
606 Fancy Filly Cir	0.45mi	2/2.0 (-1)	975 (-11%)	10mo	$75,000	$77	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 2.39×
• Total profit: $40,915
• Equity at exit: $15,656

10-year hold

• IRR: 40.0%
• Equity multiple: 4.76×
• Total profit: $110,407
• Equity at exit: $9,078

Cash invested: $29,400 (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 25403

• Home prices YoY: -15.2%
• Active inventory: 255
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,139 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $909

Break-even live

Break-even rent $989

Max offer price $105,000

Occupancy floor 53%

Sensitivity live

Price	-10% $981	-5% $945	+0% $909	+5% $872	+10% $836
Rent	-10% $740	-5% $824	+0% $909	+5% $993	+10% $1,077
Rate	-1.0pp $961	-0.5pp $935	base $909	+0.5pp $881	+1.0pp $854

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 Olga Dr Martinsburg, WV	3.0	2.5	1440	$1,995	$1.39	21d	1	0.77mi
87 Changing Season Way Cherry Run, WV	3.0	2.5	1440	$2,330	$1.62	21d	1	1.45mi

Listing history 12 events

1. 2026-06-18
   days on market $105,000 Active 77 DOM
2. 2026-06-17
   days on market $105,000 Active 76 DOM
3. 2026-06-16
   days on market $105,000 Active 75 DOM
4. 2026-06-15
   days on market $105,000 Active 74 DOM
5. 2026-06-14
   days on market $105,000 Active 72 DOM
6. 2026-06-13
   statusdays on market $105,000 Active 71 DOM
7. 2026-06-07
   statusdays on market $105,000 Active Under Contract 69 DOM
8. 2026-06-02
   days on market $105,000 Active 67 DOM
9. 2026-06-01
   days on market $105,000 Active 66 DOM
10. 2026-05-31
    days on market $105,000 Active 65 DOM
11. 2026-05-30
    days on market $105,000 Active 64 DOM
12. 2026-03-27
    listed $105,000 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,666
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$1,192
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − Depreciation: −$3,055
• Taxable income: $9,857
• Est. tax owed @ 24.0%: −$2,366
• After-tax cash flow: $8,536/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 · 13 photos

Fair 45/100 Cosmetic rehab

This well-maintained mobile home in a gated community offers a comfortable living option with low maintenance. Minor repairs and updates to the interior and exterior can significantly enhance its value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Need cleaning
• Minor Exterior siding — Weathered appearance
• Minor Landscaping — Overgrown and needs trimming

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance
• Both Replace worn exterior siding — Fresh siding improves curb appeal and durability
• Both Trim and landscape — Neat landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Need cleaning	Minor	$500–3,000
Exterior siding · Weathered appearance	Minor	$500–3,000
Landscaping · Overgrown and needs trimming	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance ↑
• Both Replace worn exterior siding — Fresh siding improves curb appeal and durability ↑
• Both Trim and landscape — Neat landscaping enhances curb appeal and property value ↑

ⓘ 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 — Hedgesville

• Score: 67/100
• State rank: #88
• US rank: #10335

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment A Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Berkeley County · 85,235 people
• City population: 16,595
• Metro: Hagerstown-Martinsburg, MD-WV
• Population (ZIP): 16,470
• Household income: $87,512
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 120.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 10% Black 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 6% · Canada, Guatemala, Vietnam
• Languages at home: 90% English-only · Spanish 6% Vietnamese 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: ▼ -34.15%
• Current HPI: 190.9235
• Rent YoY: —
• Metro: Hagerstown-Martinsburg, MD-WV
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-03-27 Listed $105,000 BRIGHT MLS