122 Five Point Ave · Martinsburg, WV 25404

$75,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 29 Days on market

Built 1930 1,424 sqft lot

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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
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ONE-LEVEL LIVING WITH 3 BEDROOMS AND 2 FULL BATHS. GREAT OPPORTUNITY IN DOWNTOWN MARTINSBURG. EXCELLENT RENOVATION PROJECT FOR FLIPPERS AND OTHERS WHO ARE WILLING TO ROLL UP THEIR SLEEVES AND GET TO WORK. Sold strictly as-is, where-is. Cash only. This is one of six houses in various stages of interior demo/reno being offered for sale by this owner. Four building lots also are for sale. The Eastern Panhandle is one of the fastest growing areas of West Virginia. Residents of Martinsburg and Berkeley County are attracted to the small-town atmosphere, employment opportunities, restaurants, shopping, services, medical facilities, a revitalizing downtown, and access to major roads I-81, Rt. 9 and

Key facts

• Downtown martinsburg
• One level living
• 1,424 sq ft lot

Tags

• ONE LEVEL LIVING
• DOWNTOWN MARTINSBURG
• EXCELLENT RENOVATION PROJECT
• ACCESS TO MAJOR ROADS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric power
• Home design: Detached property; Major rehab needed
• Construction: Wood siding; Metal roof; Permanent foundation; Originally built (year source: assessor)
• Exterior features: Not in a federal flood zone; Tidal water: No; Other structures noted above and below grade

Interior

• Kitchen: Kitchen
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Laminate plank flooring; Ceramic tile flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Electric and natural gas heating fuel; Central air conditioning (electric)
• Interior features: Living room; No basement; Has one fireplace
• Laundry & utility: Hot water: Electric

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.0% 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.
• Zoned schools: Tuscarora Elementary School (409 students, 0% FRL); Martinsburg North Middle School (math 10% / reading 34%, grade F, #95 of 109 statewide, top 88%, 666 students, 0% FRL); Martinsburg High School (math 17% / reading 49%, grade F, #53 of 110 statewide, top 48%, 1,471 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.3%/yr); 109 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $519 of loan paydown is wiped out by about $2k 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 + 6.3% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $15k; list at $75k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.02% ✓
• Cap rate: 17.97%
• Cash-on-cash: 41.72%
• DSCR: 2.86
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $196,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Pennsylvania Ave	0.12mi	2/1.0 (-1)	916 (-13%)	0mo	$160,000	$175	67
227 N Tuskegee Dr	0.47mi	3/1.0	1,020 (-3%)	10mo	$254,000	$249	64
713 3rd St	0.31mi	2/1.0 (-1)	1,000 (-5%)	11mo	$215,000	$215	62
212 Strine Ave	0.36mi	2/2.0 (-1)	1,116 (+6%)	3mo	$270,000	$242	62
114 N Kentucky Ave	0.69mi	3/2.0	1,042 (-1%)	2mo	$225,000	$216	60
200 Rothwell Ave	0.37mi	3/2.0	1,152 (+9%)	7mo	$229,000	$199	58
477 E Burke St	0.70mi	2/1.0 (-1)	1,040 (-2%)	7mo	$114,000	$110	54
639 W Race St	0.54mi	2/1.0 (-1)	1,172 (+11%)	2mo	$215,000	$183	50
130 S Valley St	0.73mi	2/1.0 (-1)	1,008 (-4%)	5mo	$105,000	$104	49
602 W Race St	0.47mi	2/1.0 (-1)	1,204 (+14%)	2mo	$167,000	$139	48
103 S Valley St	0.70mi	3/2.0	1,148 (+9%)	6mo	$120,000	$105	44
312 Liberty St E	0.35mi	2/2.0 (-1)	1,208 (+14%)	10mo	$225,000	$186	42

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 · 6.3% rent growth · sell at horizon

5-year hold

• IRR: 41.9%
• Equity multiple: 2.88×
• Total profit: $39,528
• Equity at exit: $11,183

10-year hold

• IRR: 49.5%
• Equity multiple: 6.57×
• Total profit: $117,057
• Equity at exit: $6,485

Cash invested: $21,000 (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 25404

• Home prices YoY: -10.7%
• Rents YoY: 6.3%
• Active inventory: 109
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$393
• Tax from tax record: −$41 /mo · $494/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $730

Break-even live

Break-even rent $589

Max offer price $75,000

Occupancy floor 47%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
721 2nd St Unit A Martinsburg, WV	2.0	1.0	1412	$1,180	$0.84	13d	1	0.26mi
218 N College St Martinsburg, WV	3.0	1.0	1200	$1,330	$1.11	21d	1	0.33mi
117 E Martin St Unit 1 Martinsburg, WV	2.0	1.0	800	$1,200	$1.50	13d	1	0.37mi
226 N Raleigh St Martinsburg, WV	3.0	1.0	1200	$1,450	$1.21	21d	1	0.40mi
316 N High St Martinsburg, WV	3.0	1.5	1300	$1,650	$1.27	13d	1	0.42mi
589 Berkeley Cir Martinsburg, WV	2.0	2.0	1160	$1,970	$1.70	12d	1	0.55mi
700 Thomas Ln Martinsburg, WV	2.0	1.0	900	$1,200	$1.33	21d	1	0.55mi
200 E King St Martinsburg, WV	2.0	1.0	900	$900	$1.00	13d	1	0.57mi
200 E King St Unit 10 Martinsburg, WV	2.0	1.0	900	$900	$1.00	21d	1	0.57mi
215 W King St Apt B Martinsburg, WV	2.0	2.0	1192	$1,690	$1.42	21d	1	0.57mi
311 W King St Martinsburg, WV	3.0	1.0	800	$950	$1.19	21d	1	0.58mi
704 Thomas Ln Martinsburg, WV	2.0	1.0	950	$1,300	$1.37	21d	1	0.58mi
116 S High St Martinsburg, WV	2.0	1.0	1200	$1,280	$1.07	13d	1	0.60mi
320 W Stephen St Martinsburg, WV	2.0	2.0	800	$950	$1.19	13d	1	0.74mi
600 W John St Martinsburg, WV	1.0–2.0	1.0–2.0	976	$2,026	$2.08	13d	14	0.76mi
329 Porter Ave Martinsburg, WV	2.0	1.0	800	$1,000	$1.25	13d	1	0.88mi
620 W Virginia Ave Martinsburg, WV	3.0	1.0	1200	$1,555	$1.30	13d	1	1.02mi
1100 Myna Ct Martinsburg, WV	2.0–3.0	2.0–2.5	1400	$1,870	$1.34	13d	15	1.07mi
653 Faulkner Ave Martinsburg, WV	3.0	1.5	1442	$1,450	$1.01	21d	1	1.13mi
1123 Shepherdstown Rd Martinsburg, WV	3.0	1.0	1429	$1,900	$1.33	21d	1	1.18mi
729 Faulkner Ave Martinsburg, WV	2.0	1.0	864	$1,350	$1.56	13d	1	1.25mi
19 Tevis Cir Martinsburg, WV	2.0	2.0	1128	$1,545	$1.37	13d	5	1.28mi
236 Trimble Ave Martinsburg, WV	2.0	1.5	1200	$1,350	$1.12	13d	1	1.33mi

Listing history 23 events

1. 2026-06-13
   status $75,000 Pending 29 DOM
2. 2026-06-10
   days on market $75,000 Active 29 DOM
3. 2026-06-09
   days on market $75,000 Active 28 DOM
4. 2026-06-08
   days on market $75,000 Active 27 DOM
5. 2026-06-07
   days on market $75,000 Active 26 DOM
6. 2026-06-02
   days on market $75,000 Active 21 DOM
7. 2026-06-01
   days on market $75,000 Active 20 DOM
8. 2026-05-31
   days on market $75,000 Active 19 DOM
9. 2026-05-30
   days on market $75,000 Active 18 DOM
10. 2026-05-22
    status Active
11. 2025-12-24
    historical
12. 2025-12-14
    listed $75,000 Active
13. 2020-09-30
    historical
14. 2020-02-29
    listed $125,000 Active
15. 2005-11-13
    historical
16. 2005-05-16
    listed
17. 2003-09-08
    historical
18. 2003-03-09
    listed
19. 2000-11-01
    soldstatus $15,000
20. 2000-10-01
    historical
21. 2000-08-10
    listed $20,000
22. 2000-05-30
    historical
23. 1999-04-13
    listed

ⓘ 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: $494 · $41/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 16 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: $18,163
• − Mortgage interest: −$4,201
• − Property taxes: −$494
• − Insurance: −$375
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$2,182
• Taxable income: $8,006
• Est. tax owed @ 24.0%: −$1,921
• After-tax cash flow: $6,839/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: 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

• Census place: Martinsburg, WV
• County: Berkeley County · 85,235 people
• City population: 55,439
• Metro: Hagerstown-Martinsburg, MD-WV
• Population (ZIP): 23,990
• Household income: $70,633
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 833.0

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 (78%)
• Race & ethnicity: White 78% Black 9% Two or more races 8% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 3% Italian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -24.58%
• Current HPI: 205.3277
• Rent YoY: ▲ 6.30%
• Metro: Hagerstown-Martinsburg, MD-WV
• State GDP YoY: —
• F500 in state: 0

Price history

+275.0% since first listed

14 events — show timeline

• 2026-05-22 Relisted — BRIGHT MLS
• 2025-12-24 Listing Removed — BRIGHT MLS
• 2025-12-14 Listed $75,000 BRIGHT MLS
• 2020-09-30 Listing Removed — BRIGHT MLS
• 2020-02-29 Listed $125,000 BRIGHT MLS
• 2005-11-13 Delisted — MRIS
• 2005-05-16 Listed — MRIS
• 2003-09-08 Delisted — MRIS
• 2003-03-09 Listed — MRIS
• 2000-11-01 Sold (MLS) $15,000 MRIS
• 2000-10-01 Delisted — MRIS
• 2000-08-10 Listed $20,000 MRIS
• 2000-05-30 Delisted — MRIS
• 1999-04-13 Listed — MRIS

Property tax history

-3.6%/yr

Latest (2025): $494 · -14.6% YoY. Source: county tax records.