5 Tuscarora Pike · Hedgesville, WV 25427

$399,900

7 bd · None ba · — sqft · Other · 72 Days on market

Built 1880 5.74 ac lot

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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 +15.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great investment property! There is a 40 x 48 garage with 2-12 foot doors and 12' clear for a lift with a large loft for storage. Currently there is a mobile home that is rented and two more unoccupied homes ready to renovate. Property is made up of over 4 acres and includes stream frontage. Schedule your showing today!

Key facts

• 5.74 acre lot
• 2 garage spots
• Built 1880

Property features AI

Finance

• Financial info: Fee simple ownership; Two vacant units and one leased unit; Units are not furnished

Exterior

• Parking: Detached garage (front entry) with 2 garage spaces; Parking lot available; Total of 2 garage/parking spaces
• Utilities: Well water; On-site septic; Electric hot water
• Home design: Detached structure
• Construction: Block and wood siding construction; Permanent foundation; Assessor-listed year built
• Exterior features: Corner lot; Property includes above-grade and below-grade structures

Interior

• Bedrooms: Two 2-bedroom units and one 3-bedroom unit (multi-unit property)
• Heating & cooling: Forced air heating; Electric and oil heating fuel; Window unit cooling (electric)
• Interior features: Detached single-family layout; Assessor-determined living area

What this means for you Summary

Snapshot

• This is a 7-bed/?-bath other listed at $400k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $321k (19.8% below list).
• Recommended offer: $321k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: 100 active listings in the ZIP; solid renter incomes; 1,460 units permitted in Berkeley County in 2024 (16 in 5+ unit buildings).
• This rent runs 44% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $43k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• Berkeley County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• 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 $320,875 (19.8% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.68%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 3.03×
• Total profit: $227,607
• Equity at exit: $360,262

10-year hold

• IRR: 22.4%
• Equity multiple: 6.91×
• Total profit: $662,027
• Equity at exit: $776,918

Cash invested: $111,972 (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 25427

• Home prices YoY: 5.6%
• Active inventory: 100
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,209 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$114 /mo · $1,370/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$674
• Net cashflow: $157

Break-even live

Break-even rent $3,010

Max offer price $399,900

Occupancy floor 90%

Sensitivity live

Price	-10% $383	-5% $270	+0% $157	+5% $44	+10% $-69
Rent	-10% $-96	-5% $30	+0% $157	+5% $284	+10% $410
Rate	-1.0pp $358	-0.5pp $259	base $157	+0.5pp $53	+1.0pp $-52

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $399,900 Active 72 DOM
2. 2026-06-18
   days on market $399,900 Active 69 DOM
3. 2026-06-17
   days on market $399,900 Active 68 DOM
4. 2026-06-16
   days on market $399,900 Active 67 DOM
5. 2026-06-15
   days on market $399,900 Active 66 DOM
6. 2026-06-14
   days on market $399,900 Active 64 DOM
7. 2026-06-13
   days on market $399,900 Active 63 DOM
8. 2026-06-10
   days on market $399,900 Active 61 DOM
9. 2026-06-09
   days on market $399,900 Active 60 DOM
10. 2026-06-08
    days on market $399,900 Active 59 DOM
11. 2026-06-07
    days on market $399,900 Active 58 DOM
12. 2026-06-02
    days on market $399,900 Active 53 DOM
13. 2026-06-01
    days on market $399,900 Active 52 DOM
14. 2026-05-31
    days on market $399,900 Active 51 DOM
15. 2026-05-30
    days on market $399,900 Active 50 DOM
16. 2026-04-10
    listed $399,900 Active

ⓘ 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: $1,370 · $114/mo
• Projected year-2 tax: $2,359 · $197/mo
• Expected delta: +$989/yr (+$82/mo · 72.2%)

ⓘ 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 ≥99°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: $38,505
• − Mortgage interest: −$22,401
• − Property taxes: −$1,370
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,080
• − Management: −$3,080
• − Depreciation: −$11,633
• Taxable loss: −$5,059
• Est. tax savings @ 24.0%: +$1,214
• After-tax cash flow: $3,098/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 — 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): 16,595
• Household income: $87,184
• Rent vs Own: 11.6% rent · 88.4% 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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 3%
• Foreign-born: 1% · Canada

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: ▲ 14.42%
• Current HPI: 270.4542
• Rent YoY: —
• Metro: Hagerstown-Martinsburg, MD-WV
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-10 Listed $399,900 BRIGHT MLS

Property tax history

+0.8%/yr

Latest (2025): $1,370 · -0.4% YoY. Source: county tax records.