Darlington II - Garage Plan Plan · Charles Town, WV 25414

$301,990

3 bd · 2.5 ba · 1,861 sqft · Townhouse · 62 Days on market

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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 +8.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks

The Darlington II home plan is designed with versatility in mind, offering open-concept living and a variety of personalizable options. Spacious gathering areas and thoughtful design elements make it easy to live, relax, and entertain. With opportunities to expand and personalize, this home fits a wide range of needs. Home Features Attached 1-car garage or optional flex space Open-concept country kitchen with optional island Alternate main-level layout available Optional study and fireplace Owner's suite with generous walk-in closet Owner's bath with dual vanity, soaking tub, and shower Optional 4-foot rear extension Finished basement options available

Key facts

• Country kitchen
• Optional flex space
• Open-concept living

Tags

• OPEN-CONCEPT LIVING
• ATTACHED 1-CAR GARAGE
• OPTIONAL FLEX SPACE
• COUNTRY KITCHEN
• OPTIONAL ISLAND
• ALTERNATE MAIN-LEVEL LAYOUT

Property features AI

Finance

• Other: Address: Charles Town, WV 25414
• Financial info: Listed for $301,990

Exterior

• Home design: Darlington II - Garage Plan (new construction plan)
• Construction: New construction
• Exterior features: Living area of 1861

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open plan living area

🏗️ New construction. The $301,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $308,926.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $302k.

Deal economics

• At list price, monthly cash flow is $-269 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (21.8% below list).
• Recommended offer: $236k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.5% in Charles Town — 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 76/100 on livability (#22 in WV, #3,460 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities D+, commute F.
• Jefferson County Schools (rural): math 29% / reading 46% proficiency, ranked #6 of 55 in WV (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Page Jackson Elementary (365 students, 0% FRL); Charles Town Middle School (math 22% / reading 45%, grade F, #40 of 109 statewide, top 37%, 637 students, 0% FRL); Washington High School (math 32% / reading 57%, grade F, #11 of 110 statewide, top 11%, 1,328 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 392 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,162 units permitted in Jefferson County in 2024 (360 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (2.7% local appreciation)).
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, 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 62 days — a 6% lower offer ($284k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $236,244 (21.8% 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 62 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.73%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $308,926
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Union Ridge Dr	0.24mi	3/2.5	1,724 (-7%)	2mo	$355,000	$206	74
71 Abigail St	0.55mi	3/3.5	1,810 (-3%)	7mo	$290,000	$160	60
621 Lord Fairfax St	0.43mi	3/2.5	2,068 (+11%)	2mo	$320,000	$155	59
233 Union Ridge Dr	0.35mi	3/3.0	2,108 (+13%)	2mo	$359,000	$170	58
41 Abigail St	0.60mi	3/3.5	1,810 (-3%)	7mo	$293,844	$162	58
249 Union Ridge Dr	0.36mi	3/3.5	2,073 (+11%)	7mo	$369,990	$178	54
759 Lord Fairfax St	0.39mi	3/3.5	2,100 (+13%)	3mo	$335,000	$160	54
652 Newbury St	0.56mi	3/3.5	1,658 (-11%)	7mo	$320,000	$193	46
793 Lord Fairfax St	0.54mi	3/3.5	2,106 (+13%)	4mo	$359,990	$171	45
37 Abigail St	0.52mi	3/3.5	2,123 (+14%)	6mo	$305,000	$144	44
638 Newbury St	0.57mi	3/3.5	2,106 (+13%)	6mo	$349,990	$166	42
23 Abigail St	0.55mi	3/3.5	2,123 (+14%)	7mo	$333,964	$157	41

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

Projected returns pro-forma

2.67% appreciation · 4.35% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.21×
• Total profit: $18,112
• Equity at exit: $133,285

10-year hold

• IRR: 7.7%
• Equity multiple: 2.16×
• Total profit: $100,175
• Equity at exit: $201,140

Cash invested: $86,499 (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 25414

• Home prices YoY: 0.9%
• Rents YoY: 4.3%
• Active inventory: 392
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,362 high
• Mortgage (P&I): −$1,620
• Tax est. 1.5%: −$386 /mo · $4,634/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-269

Break-even live

Break-even rent $2,702

Max offer price $270,062

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-162	+0% $-269	+5% $-375	+10% $-482
Rent	-10% $-455	-5% $-362	+0% $-269	+5% $-175	+10% $-82
Rate	-1.0pp $-113	-0.5pp $-190	base $-269	+0.5pp $-349	+1.0pp $-430

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: $77,232
• Closing costs: $9,268
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
341 Bullskin St Charles Town, WV	3.0	2.5	1976	$2,725	$1.38	26d	1	0.23mi
37 Abigail St Unit 1 Charles Town, WV	3.0	3.5	2169	$2,150	$0.99	26d	1	0.51mi
109 Extrovert Dr Charles Town, WV	3.0	4.0	2290	$2,450	$1.07	26d	1	1.16mi
454 Seeback Dr Charles Town, WV	3.0	4.0	1952	$2,100	$1.08	26d	1	1.19mi
478 Seeback Dr Charles Town, WV	3.0	2.5	1946	$2,200	$1.13	22d	1	1.19mi
439 Seeback Dr Unit 255 Charles Town, WV	3.0	2.5	1920	$2,100	$1.09	22d	1	1.19mi
450 Seeback Dr Charles Town, WV	3.0	2.5	1793	$2,050	$1.14	14d	1	1.19mi
458 Seeback Dr Charles Town, WV	3.0	2.5	1946	$2,100	$1.08	26d	1	1.19mi
470 Seeback Dr Charles Town, WV	3.0	2.5	1946	$2,100	$1.08	26d	1	1.19mi
10 Telluride Way Charles Town, WV	3.0	4.0	2097	$2,300	$1.10	26d	1	1.33mi
19 Winterplace Dr Charles Town, WV	4.0	3.5	2095	$2,100	$1.00	14d	1	1.33mi
509 Seeback Dr Charles Town, WV	3.0	2.5	1946	$2,150	$1.10	26d	1	1.37mi
135 Telluride Way Charles Town, WV	4.0	3.5	2097	$2,400	$1.14	26d	1	1.38mi
114 Telluride Way Charles Town, WV	3.0	2.5	1700	$2,090	$1.23	26d	1	1.40mi

Listing history 8 events

1. 2026-06-09
   days on market $301,990 Active 62 DOM
2. 2026-06-08
   days on market $301,990 Active 61 DOM
3. 2026-06-07
   days on market $301,990 Active 60 DOM
4. 2026-06-04
   days on market $301,990 Active 57 DOM
5. 2026-06-03
   days on market $301,990 Active 56 DOM
6. 2026-06-02
   days on market $301,990 Active 55 DOM
7. 2026-06-01
   days on market $301,990 Active 54 DOM
8. 2026-05-31
   days on market $301,990 Active 53 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,349
• − Mortgage interest: −$17,305
• − Property taxes: −$4,634
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,268
• − Management: −$2,268
• − Depreciation: −$8,987
• Taxable loss: −$8,657
• Est. tax savings @ 24.0%: +$2,078
• After-tax cash flow: $-1,145/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: Jefferson County Schools
• NCES district ID: 5400570
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $67,038
• Composite: 33.98/100
• National rank: #5322
• State rank: #6 of 55 in WV

Livability — Charles Town

• Score: 76/100
• State rank: #22
• US rank: #3460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charles Town, WV
• County: Jefferson County · 28,403 people
• City population: 21,073
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 21,073
• Household income: $105,500
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 290.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 61,715 people
• By 2030: 64,052 · +3.8%
• By 2040: 67,713 · +9.7%
• By 2050: 69,843 · +13.2%
• By 2075: 72,679 · +17.8%
• By 2100: 71,872 · +16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 10% Black 7% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Jefferson

• 2024 margin: R (+15.8) · D 41.0% · R 56.8% · Other 2.1%
• 2008→2024 swing: -20.6pp toward R · 2008: 4.8pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+10.5 2016: R+15.3 2012: R+4.0 2008: D+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.67%
• Current HPI: 296.8007
• Rent YoY: ▲ 4.35%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• State GDP YoY: —
• F500 in state: 0