86 Apollo Ct · Inwood, WV 25405

$143,000

4 bd · 2.0 ba · 1,600 sqft · SingleFamily · 12 Days on market

Built 2023 Good condition ↓ 8% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to this beautifully maintained 2023 double-wide located in a quiet, well-kept neighborhood. This spacious home offers 4 bedrooms and 2 full bathrooms with a bright open-concept layout that seamlessly connects the kitchen, dining area, and large living room—ideal for both everyday living and entertaining. Thoughtful design details include tall ceilings, ample cabinet storage, recessed lighting, and tasteful finishes throughout. The primary suite is generously sized and features a private bath with a walk-in shower and relaxing soaker tub. The laundry room, equipped, is conveniently located next to the bedrooms and has the added benefit of a water softener. The fourth bedroom provides flexibility and could easily serve as a home office or guest space. Outside, a shed offers additional storage. This home delivers stylish vibes at an affordable price. Buyer must be approved by the park. Lot rent is $525 per month and does not include utilities. Tax information is ESTIMATED.

Key facts

• Double wide home
• Eat-in kitchen
• Soaker tub

Tags

• DOUBLE WIDE HOME
• OPEN-CONCEPT LIVING
• EAT-IN KITCHEN
• FOURTH BEDROOM FLEX ROOM
• CONVENIENT LAUNDRY ROOM
• SOAKER TUB

Property features AI

Finance

• Financial info: Monthly land lease payment of $525; Land lease has 99 years remaining; Annual ground rent listed among income/expense items

Exterior

• Parking: Driveway parking; Four driveway/parking spaces (total 4 spaces)
• Utilities: Public water; Public sewer; Electric service for heating, cooling, and hot water
• Home design: Manufactured home; Land lease ownership interest; Estimated year built
• Construction: Vinyl siding construction
• Exterior features: Ground rent exists, paid annually; Above-grade structures present

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Living area reported as estimated; No basement

🏷️ Possibly a rental listed for sale. The $143,000 price doesn't fit this home's estimated sale value (~$348,800) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $143k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Cap rate 11.4% 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: 119 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,460 units permitted in Berkeley County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($989 loan paydown + $5k appreciation (3.8% local appreciation)).
• Berkeley County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

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 $143,000

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: 1.41% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.10%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $348,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 Apollo Ct	0.00mi	4/2.0	1,600 (0%)	1mo	$130,000	$81	99
251 Apollo Ct	0.17mi	4/2.0	1,600 (0%)	2mo	$125,000	$78	91
382 Valentine Dr	0.22mi	4/2.0	1,707 (+7%)	2mo	$164,000	$96	77
180 Sanibel Way	0.26mi	3/2.0 (-1)	1,564 (-2%)	2mo	$360,000	$230	77
Lot 59 Sanibel Way	0.12mi	3/2.0 (-1)	1,712 (+7%)	1mo	$430,000	$251	77
63 Briarcrest Cir	0.17mi	3/2.0 (-1)	1,698 (+6%)	5mo	$370,000	$218	73
17 Briarcrest Cir	0.16mi	3/2.0 (-1)	1,712 (+7%)	6mo	$379,990	$222	71
31 Crestview Dr	0.17mi	3/1.0 (-1)	1,504 (-6%)	6mo	$275,000	$183	68
19 Wattley Ct	0.32mi	3/2.0 (-1)	1,712 (+7%)	2mo	$391,600	$229	67
1730 Nadenbousch Ln	0.73mi	3/2.5 (-1)	1,600 (0%)	6mo	$208,000	$130	54
111 Tilapia Rd	0.65mi	3/2.0 (-1)	1,559 (-3%)	12mo	$375,000	$241	51
195 Patricks Ct	0.64mi	3/2.0 (-1)	1,500 (-6%)	11mo	$125,000	$83	46

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

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 2.55×
• Total profit: $62,188
• Equity at exit: $71,187

10-year hold

• IRR: 26.2%
• Equity multiple: 4.99×
• Total profit: $159,826
• Equity at exit: $115,393

Cash invested: $40,040 (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 25405

• Home prices YoY: 1.9%
• Active inventory: 119
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$750
• Tax est. 1.5%: −$179 /mo · $2,145/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $604

Break-even live

Break-even rent $1,251

Max offer price $143,000

Occupancy floor 65%

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Pony Cir Martinsburg, WV	3.0	2.5	1800	$1,750	$0.97	21d	1	0.57mi
30 Trotting Rd Inwood, WV	4.0	3.5	1989	$2,199	$1.11	21d	1	0.83mi
122 Sinker Dr Inwood, WV	3.0	2.0	1200	$1,600	$1.33	21d	1	0.89mi
197 Catch Release Ct Inwood, WV	3.0	2.0	1932	$2,600	$1.35	12d	1	1.05mi
45 Eminence Dr , WV	3.0	1.0–3.5	1296	$2,200	$1.70	5d	10	1.25mi

Listing history 11 events

1. 2026-06-18
   days on market $143,000 Active 12 DOM
2. 2026-06-17
   days on market $143,000 Active 11 DOM
3. 2026-06-16
   days on market $143,000 Active 10 DOM
4. 2026-06-15
   days on market $143,000 Active 9 DOM
5. 2026-06-14
   days on market $143,000 Active 7 DOM
6. 2026-06-13
   days on market $143,000 Active 6 DOM
7. 2026-06-10
   days on market $143,000 Active 4 DOM
8. 2026-06-09
   days on market $143,000 Active 3 DOM
9. 2026-06-08
   days on market $143,000 Active 2 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $143,000 Active 1 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 16 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: $24,183
• − Mortgage interest: −$8,010
• − Property taxes: −$2,145
• − Insurance: −$715
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$4,160
• Taxable income: $5,283
• Est. tax owed @ 24.0%: −$1,268
• After-tax cash flow: $5,978/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 2023 double-wide home in Middle Creek Village is in good condition with modern updates and a well-maintained exterior. It offers a good return on investment with minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value
• Both Add smart home features — Smart home features improve convenience and appeal to tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value ↑
• Both Add smart home features — Smart home features improve convenience and appeal to tech-savvy buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 14,993

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 (84%)
• Race & ethnicity: White 84% Black 6% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 1% Dominican 1%
• Common ancestry: Italian 4% Scotch-Irish 3% Slovak 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 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: ▲ 3.84%
• Current HPI: 204.0128
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.7% since first listed

5 events — show timeline

• 2026-06-06 Listed $143,000 BRIGHT MLS
• 2026-05-22 Sold (MLS) $130,000 BRIGHT MLS
• 2026-03-27 Contingent — BRIGHT MLS
• 2026-02-19 Price Changed $143,000 BRIGHT MLS
• 2026-01-21 Listed $154,900 BRIGHT MLS