129 Paddington St · Falling Waters, WV 25419

$258,000

3 bd · 2.5 ba · 1,512 sqft · Townhouse public records · 7 Days on market

Built 2022 1,742 sqft lot Est $281k · 8% under $25/mo HOA · 1% of rent

---

Why this score? — see what drove the D 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 +12.9/30.0
• ARV discount +11.2/15.0
• DSCR +3.9/10.0
• Livability +3.3/5.0
• 1% rule +2.9/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Robertson is a spacious and modern 3-bedroom, 2.5-bath townhome from LGI Homes at Homeplace at Riverside in Falling Waters. Enjoy all the benefits of homeownership with the Robertson, which offers an open entertaining area on the main level, where your family will enjoy a chef-ready kitchen featuring an island and stainless steel appliances, as well as a spacious family room and dining area. Upstairs, retreat to the incredible owner’s suite where you will find enough space for a king-sized bedroom suite and a luxurious bathroom with a soaker tub and separate shower. Two more generously sized bedrooms, a second full bath and a laundry room provide the additional space you desire upstairs. Homeplace at Riverside offers gorgeous new homes and a peaceful, relaxed lifestyle with a neighborhood park, playground, picnic area and walking trails. The community's serene setting near I-81 positions you for easy access to big-city amenities in Baltimore or Washington D. C. as well as nearby shops, restaurants, schools and parks.

Key facts

• $25 HOA
• Garage
• Built 2022

Property features AI

Finance

• Other: Ownership: fee simple
• HOA & community: HOA fee $300 annually

Exterior

• Parking: Attached front-entry garage (1 space); Driveway parking
• Utilities: Public water; Public sewer; Electric service (220 volts available); Hot water: electric; Sewer available, water available, phone available, cable TV available
• Home design: Interior townhouse/rowhouse; Entry level: 1; Built by LGI Homes
• Construction: Built with frame construction and vinyl siding; Blown-in and batt insulation; Low-E vinyl clad windows; Architectural fiberglass shingle roof; Slab permanent foundation; R-13 exterior wall insulation
• Exterior features: Not in a federal flood zone; Private paved road; Above grade and below grade other structures

Interior

• Kitchen: Built-in range; Oven (single); Dishwasher; Refrigerator; Freezer; Icemaker; Exhaust fan
• Bedrooms: Three bedrooms on upper level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (upper levels); One half bathroom on main level
• Heating & cooling: Programmable thermostat; Electric heating; Central air conditioning
• Interior features: Attic; Bar; Combination kitchen and living area; Master bathroom; Pantry; Upgraded countertops; Drywall walls and ceilings; R-49 ceiling insulation
• Laundry & utility: Upper floor laundry hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $258k.

Deal economics

• At list price, monthly cash flow is $-17 ($-203/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (20.9% below list).
• Recommended offer: $204k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.5% in Falling Waters — 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 66/100 on livability (#116 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living 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.
• Zoned schools: Spring Mills High School (math 28% / reading 62%, grade D-, #10 of 110 statewide, top 8%, 1,480 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.
• Zoned-school proficiency averages 45% at this address vs 30% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Berkeley County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 115 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y 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.

Recommended offer $204,152 (20.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $281,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Cramsford St	0.03mi	3/2.5	1,488 (-2%)	6mo	$265,900	$179	92
30 Cramsford St	0.03mi	3/2.5	1,443 (-5%)	3mo	$270,900	$188	88
50 Cramsford St	0.03mi	3/2.5	1,443 (-5%)	6mo	$271,000	$188	86
74 Cramsford St	0.04mi	3/2.5	1,443 (-5%)	6mo	$270,900	$188	86
40 Cranston Ct	0.08mi	3/2.5	1,443 (-5%)	4mo	$270,900	$188	85
45 Bloomsbury St	0.12mi	3/2.5	1,443 (-5%)	2mo	$259,000	$179	85
46 Paddington St	0.05mi	3/2.5	1,443 (-5%)	6mo	$267,900	$186	85
25 Cranston Ct	0.08mi	3/2.5	1,443 (-5%)	5mo	$270,900	$188	85
12 Council Ct	0.31mi	3/2.5	1,431 (-5%)	3mo	$230,000	$161	74
19 Clifton Mnr	0.50mi	3/3.5	1,571 (+4%)	3mo	$292,000	$186	64
36 Tuxford Rd	0.54mi	3/2.5	1,735 (+15%)	1mo	$295,000	$170	50
203 Charterhouse St	0.63mi	3/2.5	1,736 (+15%)	1mo	$295,000	$170	45

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-42,949
• Equity at exit: $38,469

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-39,045
• Equity at exit: $22,307

Cash invested: $72,240 (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 25419

• Home prices YoY: -13.1%
• Active inventory: 115
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$1,353
• Tax from tax record: −$144 /mo · $1,731/yr
• Insurance: −$108
• HOA: −$25
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-17

Break-even live

Break-even rent $2,063

Max offer price $255,008

Occupancy floor 96%

Sensitivity live

Price	-10% $129	-5% $56	+0% $-17	+5% $-90	+10% $-163
Rent	-10% $-178	-5% $-98	+0% $-17	+5% $64	+10% $144
Rate	-1.0pp $113	-0.5pp $49	base $-17	+0.5pp $-84	+1.0pp $-152

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: $64,500
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Cramsford St Falling Waters, WV	3.0	2.5	1512	$2,100	$1.39	23d	1	0.03mi
73 Cramsford St Falling Waters, WV	3.0	2.5	1512	$1,800	$1.19	15d	1	0.07mi
71 Bloomsbury St Falling Waters, WV	3.0	2.5	1512	$1,750	$1.16	23d	1	0.10mi
15 Bloomsbury St Falling Waters, WV	3.0	2.5	1443	$1,750	$1.21	23d	1	0.14mi
100 Stafford Pl Falling Waters, WV	3.0	2.5	2008	$2,350	$1.17	23d	1	0.55mi
120 Tuxford Rd FALLING WTRS, WV	3.0	2.5	2042	$2,000	$0.98	15d	1	0.55mi
88 Mossdale Blvd Falling Waters, WV	4.0	3.5	1650	$2,050	$1.24	15d	1	0.56mi
21 Stafford Pl Falling Waters, WV	3.0	2.5	2008	$2,300	$1.15	23d	1	0.61mi
43 Savage Ct Falling Waters, WV	3.0	4.0	2112	$2,030	$0.96	23d	1	1.44mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: water

Listing history 6 events

1. 2026-06-13
   statusdays on market $258,000 Pending 7 DOM
2. 2026-06-10
   days on market $258,000 Active 6 DOM
3. 2026-06-09
   days on market $258,000 Active 5 DOM
4. 2026-06-08
   days on market $258,000 Active 4 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $258,000 Active 3 DOM

ⓘ 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: $1,731 · $144/mo
• Projected year-2 tax: $1,731 · $144/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $24,498
• − Mortgage interest: −$14,452
• − Property taxes: −$1,731
• − Insurance: −$1,290
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − HOA: −$300
• − Depreciation: −$7,505
• Taxable loss: −$4,700
• Est. tax savings @ 24.0%: +$1,128
• After-tax cash flow: $925/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 — Falling Waters

• Score: 66/100
• State rank: #116
• US rank: #12314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Falling Waters, WV
• County: Berkeley County · 85,235 people
• City population: 13,201
• Metro: Hagerstown-Martinsburg, MD-WV
• Population (ZIP): 13,201
• Household income: $89,284
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 142.0

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 (83%)
• Race & ethnicity: White 83% Black 10% Two or more races 5% Asian 2% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Serbian 3% Lithuanian 2%
• Foreign-born: 3%
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% 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: ▼ -27.84%
• Current HPI: 184.0467
• Rent YoY: —
• Metro: Hagerstown-Martinsburg, MD-WV
• State GDP YoY: —
• F500 in state: 0

Price history

+1.2% since first listed

15 events — show timeline

• 2026-06-05 Listed $258,000 BRIGHT MLS
• 2026-06-03 Coming Soon $258,000 BRIGHT MLS
• 2023-02-20 Sold (MLS) $225,900 BRIGHT MLS
• 2023-01-23 Pending — BRIGHT MLS
• 2023-01-17 Listing Removed — BRIGHT MLS
• 2023-01-13 Relisted — BRIGHT MLS
• 2023-01-04 Pending — BRIGHT MLS
• 2022-12-19 Relisted — BRIGHT MLS
• 2022-12-06 Pending — BRIGHT MLS
• 2022-11-21 Relisted — BRIGHT MLS
• 2022-11-07 Pending — BRIGHT MLS
• 2022-10-21 Price Changed $225,900 BRIGHT MLS
• 2022-09-16 Price Changed $245,900 BRIGHT MLS
• 2022-09-02 Price Changed $255,900 BRIGHT MLS
• 2022-08-17 Listed $254,900 BRIGHT MLS

Property tax history

+8.3%/yr

Latest (2025): $1,731 · +8.3% YoY. Source: county tax records.