1898 Sawmill Rd · Inwood, WV 25427

$225,000

3 bd · 2.0 ba · 1,782 sqft · SingleFamily public records · 3 Days on market

Built 2000 0.91 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 +18.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Expansive Double Wide home on a permanent poured concrete foundation. Located on almost an acre with views of the mountains. Large living room steps down to kitchen and dining room that will accommodate many guests. Total square footage with the unfinished basement is almost 3,200. No Hoa or restrictions. Motivated sellers are waiting for your offer. .. .. ..

Key facts

• 0.91 acre lot
• Built 2000
• Listed 3 days

Property features AI

Finance

• HOA & community: Ground rent paid annually

Exterior

• Parking: Off-street parking; Driveway
• Utilities: On-site septic system; Private/community water; Fiber optic internet
• Home design: Manufactured double-wide home; Architectural shingle roof; Estimated year built
• Construction: Vinyl siding; Full unfinished basement (side entrance)
• Exterior features: Above-grade and below-grade structures; Property located outside city limits

Interior

• Kitchen: Dishwasher; Built-in microwave; Electric oven/range; Stove; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl flooring; Carpet
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Heat pump(s) heating; Central air conditioning; Electric heating and cooling systems; 200+ amp electrical service
• Interior features: Combination kitchen and dining area; Full, unfinished basement with a side entrance
• Laundry & utility: Electric dryer; Washer; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/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 $201k (10.7% below list).
• Recommended offer: $201k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: 96 active listings in the ZIP; solid renter incomes; 1,460 units permitted in Berkeley County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k 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 $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 16y ago; this cycle's ask is 80% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $120k; list at $225k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $201,002 (10.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.89% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $486,486
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Kathys Ln	0.50mi	3/2.0	1,596 (-10%)	1mo	$435,000	$273	58

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

Projected returns pro-forma

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

5-year hold

• IRR: 27.1%
• Equity multiple: 3.15×
• Total profit: $135,756
• Equity at exit: $202,698

10-year hold

• IRR: 23.7%
• Equity multiple: 7.18×
• Total profit: $389,172
• Equity at exit: $437,126

Cash invested: $63,000 (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 25427

• Home prices YoY: 5.6%
• Active inventory: 96
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,010 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$106 /mo · $1,266/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $209

Break-even live

Break-even rent $1,746

Max offer price $225,000

Occupancy floor 85%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-15
   statusdays on market $225,000 Pending 3 DOM
2. 2026-06-14
   days on market $225,000 Active 2 DOM
3. 2026-06-13
   statusdays on market $225,000 Active 1 DOM
4. 2026-06-10
   days on market $225,000 Coming Soon 5 DOM
5. 2026-06-09
   days on market $225,000 Coming Soon 4 DOM
6. 2026-06-08
   days on market $225,000 Coming Soon 3 DOM
7. 2026-06-07
   remarks 699-char remark
8. 2026-06-07
   listed $225,000 Coming Soon 2 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: $1,266 · $106/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$61/yr (+$5/mo · 4.8%)

ⓘ 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 5/10 Major 7 d/yr ≥101°F today · 17 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: $24,120
• − Mortgage interest: −$12,603
• − Property taxes: −$1,266
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$6,545
• Taxable loss: −$1,279
• Est. tax savings @ 24.0%: +$307
• After-tax cash flow: $2,812/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

• County: Berkeley County · 85,235 people
• 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

+107.8% since first listed

35 events — show timeline

• 2026-06-05 Coming Soon $225,000 BRIGHT MLS
• 2018-05-25 Sold (MLS) $119,986 BRIGHT MLS
• 2018-05-25 Sold (MLS) $119,986 MRIS
• 2018-04-03 Pending — BRIGHT MLS
• 2018-04-03 Pending — MRIS
• 2017-12-28 Relisted — MRIS
• 2017-11-05 Pending — MRIS
• 2017-10-13 Price Changed $125,000 MRIS
• 2017-08-25 Relisted — MRIS
• 2017-08-12 Pending — MRIS
• 2017-08-09 Price Changed $132,900 MRIS
• 2017-07-18 Listed $125,000 BRIGHT MLS
• 2017-07-18 Listed $137,900 MRIS
• 2012-09-27 Sold (MLS) $69,900 MRIS
• 2012-09-27 Sold (MLS) $69,900 BRIGHT MLS
• 2012-08-30 Pending — MRIS
• 2012-08-29 Listing Removed — BRIGHT MLS
• 2012-08-22 Delisted — MRIS
• 2012-04-26 Price Changed $79,900 MRIS
• 2012-02-21 Listed $99,900 MRIS
• 2012-02-21 Listed $79,900 BRIGHT MLS
• 2012-02-11 Listing Removed — BRIGHT MLS
• 2012-02-11 Delisted — MRIS
• 2011-09-09 Listed — MRIS
• 2011-09-09 Listed $99,900 BRIGHT MLS
• 2011-06-26 Delisted — MRIS
• 2011-06-26 Listing Removed — BRIGHT MLS
• 2011-05-16 Price Changed — MRIS
• 2011-01-26 Listed — MRIS
• 2011-01-25 Listed $99,900 BRIGHT MLS
• 2010-07-31 Delisted — MRIS
• 2010-07-31 Listing Removed — BRIGHT MLS
• 2010-01-22 Listed — MRIS
• 2010-01-22 Listed $149,000 BRIGHT MLS
• 2008-01-25 Sold (Public Records) $108,301 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,266 · +0.1% YoY. Source: county tax records.