384 Nancy Jack Rd · Inwood, WV 25420

$210,000

3 bd · 1.0 ba · 800 sqft · SingleFamily public records · 48 Days on market

Built 1978 1.00 ac lot Est $222k · 6% under $25/mo HOA · 2% of rent

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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 +10.8/30.0
• ARV discount +10.0/15.0
• Appreciation +6.6/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked away in the wooded setting of Glenwood Forest, this ranch-style home offers a peaceful, private location with mountain and wooded views. The home features three bedrooms, one full bath, and an open living and dining area. A wrap-around deck provides outdoor space to enjoy the surroundings, and the one-acre lot offers a mix of open and wooded areas with a sloping landscape. There is also a partial basement for storage and a gravel driveway with ample parking. The home presents a great opportunity for buyers looking to put their own touch on a property in a quiet, natural setting. Conveniently located within a short drive to local amenities while still offering a sense of seclusion.

Key facts

• One-acre lot
• Wrap-around deck
• Sense of seclusion

Tags

• MOUNTAIN VIEWS
• WRAP-AROUND DECK
• ONE-ACRE LOT
• QUIET NATURAL SETTING
• SHORT DRIVE TO LOCAL AMENITIES
• SENSE OF SECLUSION

Property features AI

Finance

• Other: Fee simple ownership; Property described in good condition; No horse privileges; Pets allowed with no restrictions; Directions: From Inwood take 51 E/Gerrardstown Rd, at four way stop take left onto 45 W, left on Nancy Jack Rd into Glenwood Forest, house on right
• HOA & community: Annual HOA fee of $300

Exterior

• Parking: Gravel driveway; Driveway parking
• Utilities: Public water; On-site septic; Cable and phone available; Cable internet service; Electric hot water
• Home design: Detached single-family home; Estimated year built; Architectural shingle roof; Crawl space foundation; Mountain location; Outside city limits
• Construction: T-1-11 siding; Detached structure
• Exterior features: Partly wooded, private and secluded lot; Sloping terrain; Wrap-around deck(s); Shed on the property

Interior

• Kitchen: Built-in microwave; Electric range/oven; Refrigerator
• Bedrooms: Three bedrooms on the main level; At least one main-level bedroom/entry-level bedroom
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Electric baseboard heating; Ceiling fans; Window air conditioning units; Electric heating and cooling fuel
• Interior features: Open floor plan; Formal separate dining room; Dining area; Ceiling fans; French door(s); Tub/shower; Drywall walls and ceilings; Partial basement (crawl space)
• Laundry & utility: Washer/dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (22.6% below list).
• Recommended offer: $162k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.7% in Inwood — 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 64/100 on livability (#143 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: schools D-, amenities F, commute 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: 21 active listings in the ZIP; 1,460 units permitted in Berkeley County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.1% local appreciation)).
• Berkeley County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 23y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $162,484 (22.6% 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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $222,400
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
261 Huckleberry Dr	0.38mi	2/1.0 (-1)	768 (-4%)	5mo	$220,000	$286	66
28 Myrtle Dr	0.29mi	2/1.0 (-1)	756 (-6%)	10mo	$199,900	$264	64
773 Huckleberry Dr	0.34mi	2/1.0 (-1)	768 (-4%)	15mo	$171,000	$223	60
267 Possum Hollow Trl	0.53mi	2/1.0 (-1)	768 (-4%)	16mo	$217,000	$283	51
169 Oasis Ln	0.74mi	2/1.0 (-1)	832 (+4%)	5mo	$231,647	$278	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.35×
• Total profit: $20,606
• Equity at exit: $95,933

10-year hold

• IRR: 8.9%
• Equity multiple: 2.36×
• Total profit: $80,146
• Equity at exit: $149,028

Cash invested: $58,800 (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 25420

• Home prices YoY: 1.4%
• Active inventory: 21
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,625 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$165 /mo · $1,986/yr
• Insurance: −$88
• HOA: −$25
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-96

Break-even live

Break-even rent $1,746

Max offer price $193,110

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-36	+0% $-96	+5% $-155	+10% $-214
Rent	-10% $-224	-5% $-160	+0% $-96	+5% $-31	+10% $33
Rate	-1.0pp $10	-0.5pp $-42	base $-96	+0.5pp $-150	+1.0pp $-205

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 50 events

1. 2026-06-22
   days on market $210,000 Active 48 DOM
2. 2026-06-18
   days on market $210,000 Active 45 DOM
3. 2026-06-17
   price $210,000 Active 44 DOM
4. 2026-06-17
   days on market $215,000 Active 44 DOM
5. 2026-06-16
   days on market $215,000 Active 43 DOM
6. 2026-06-15
   days on market $215,000 Active 42 DOM
7. 2026-06-14
   days on market $215,000 Active 40 DOM
8. 2026-06-13
   days on market $215,000 Active 39 DOM
9. 2026-06-10
   days on market $215,000 Active 37 DOM
10. 2026-06-09
    days on market $215,000 Active 36 DOM
11. 2026-06-08
    days on market $215,000 Active 35 DOM
12. 2026-06-07
    days on market $215,000 Active 34 DOM
13. 2026-06-02
    days on market $215,000 Active 29 DOM
14. 2026-06-01
    days on market $215,000 Active 28 DOM
15. 2026-05-31
    days on market $215,000 Active 27 DOM
16. 2026-05-30
    days on market $215,000 Active 26 DOM
17. 2026-05-22
    status Active
18. 2026-05-12
    historical Active Under Contract
19. 2026-05-04
    price $215,000
20. 2026-05-02
    price $225,000
21. 2026-04-24
    listed $240,000 Active
22. 2025-07-24
    historical
23. 2025-06-20
    price $230,000
24. 2025-06-17
    price $234,000
25. 2025-06-02
    price $239,000
26. 2025-05-21
    price $245,000
27. 2025-05-15
    listed $252,000 Active
28. 2025-05-08
    historical
29. 2025-04-22
    price $229,000
30. 2025-04-08
    price $250,000
31. 2025-04-03
    price $270,000
32. 2025-03-15
    listed $280,000 Active
33. 2025-03-14
    historical
34. 2024-11-12
    historical $2,100
35. 2024-10-12
    listed $2,100
36. 2021-11-01
    soldstatus $165,000
37. 2021-10-29
    soldstatus $165,000 Closed
38. 2021-09-19
    status Pending
39. 2021-09-13
    price $169,900
40. 2021-09-13
    listed $179,900 Active
41. 2019-10-11
    historical
42. 2019-09-09
    price $115,000
43. 2019-08-30
    listed $119,000 Active
44. 2016-04-12
    historical
45. 2016-04-12
    historical
46. 2016-04-07
    listed Active
47. 2016-04-07
    listed $79,900
48. 2009-06-30
    soldstatus $77,000 Sold
49. 2009-06-30
    soldstatus $77,000
50. 2009-06-18
    historical

ⓘ 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: $1,986 · $165/mo
• Projected year-2 tax: $1,986 · $165/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $19,498
• − Mortgage interest: −$11,763
• − Property taxes: −$1,986
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − HOA: −$300
• − Depreciation: −$6,109
• Taxable loss: −$4,830
• Est. tax savings @ 24.0%: +$1,159
• After-tax cash flow: $12/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 — Inwood

• Score: 64/100
• State rank: #143
• US rank: #14358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,086

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 (91%)
• Race & ethnicity: White 91% Two or more races 8% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Serbian 5% Lithuanian 3%
• Foreign-born: 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: ▲ 3.13%
• Current HPI: 224.7069
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+194.5% since first listed

44 events — show timeline

• 2026-05-22 Relisted — BRIGHT MLS
• 2026-05-12 Contingent — BRIGHT MLS
• 2026-05-04 Price Changed $215,000 BRIGHT MLS
• 2026-05-02 Price Changed $225,000 BRIGHT MLS
• 2026-04-24 Listed $240,000 BRIGHT MLS
• 2025-07-24 Listing Removed — BRIGHT MLS
• 2025-06-20 Price Changed $230,000 BRIGHT MLS
• 2025-06-17 Price Changed $234,000 BRIGHT MLS
• 2025-06-02 Price Changed $239,000 BRIGHT MLS
• 2025-05-21 Price Changed $245,000 BRIGHT MLS
• 2025-05-15 Listed $252,000 BRIGHT MLS
• 2025-05-08 Listing Removed — BRIGHT MLS
• 2025-04-22 Price Changed $229,000 BRIGHT MLS
• 2025-04-08 Price Changed $250,000 BRIGHT MLS
• 2025-04-03 Price Changed $270,000 BRIGHT MLS
• 2025-03-15 Listed $280,000 BRIGHT MLS
• 2025-03-14 Coming Soon — BRIGHT MLS
• 2024-11-12 Rental Removed $2,100 TURBOTENANT
• 2024-10-12 Listed for Rent $2,100 TURBOTENANT
• 2021-11-01 Sold (Public Records) $165,000 Public Records
• 2021-10-29 Sold (MLS) $165,000 BRIGHT MLS
• 2021-09-19 Pending — BRIGHT MLS
• 2021-09-13 Price Changed $169,900 BRIGHT MLS
• 2021-09-13 Listed $179,900 BRIGHT MLS
• 2019-10-11 Listing Removed — BRIGHT MLS
• 2019-09-09 Price Changed $115,000 BRIGHT MLS
• 2019-08-30 Listed $119,000 BRIGHT MLS
• 2016-04-12 Delisted — MRIS
• 2016-04-12 Listing Removed — BRIGHT MLS
• 2016-04-07 Listed — MRIS
• 2016-04-07 Listed $79,900 BRIGHT MLS
• 2009-06-30 Sold (MLS) $77,000 BRIGHT MLS
• 2009-06-30 Sold (MLS) $77,000 MRIS
• 2009-06-18 Delisted — MRIS
• 2009-06-13 Contingent — MRIS
• 2009-06-09 Listing Removed — BRIGHT MLS
• 2009-04-22 Listed $79,900 MRIS
• 2009-04-22 Listed $79,900 BRIGHT MLS
• 2004-04-21 Sold (Public Records) $72,000 Public Records
• 2004-04-16 Sold (MLS) $72,000 MRIS
• 2004-02-19 Delisted — MRIS
• 2004-02-05 Listed $73,000 MRIS
• 2003-10-25 Delisted — MRIS
• 2003-04-29 Listed — MRIS

Property tax history

+6.7%/yr

Latest (2025): $1,986 · +0.2% YoY. Source: county tax records.