173 Baltusrol Dr · Charles Town, WV 25414

$295,000

3 bd · 2.5 ba · 1,644 sqft · Townhouse public records · 4 Days on market

Built 2003 2,613 sqft lot Est $299k · at est. $44/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 +8.1/30.0
• ARV discount +8.1/15.0
• Appreciation +6.3/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.7/10.0

Listing remarks MLS

Maintenance free and energy efficient. Stone front townhouse w/ back yard view of golf course/fairway. Three bedrooms, two and half baths. Fully equipped kitchen w/ island. Spacious master bedroom w/ double closets and master bathroom. Back patio for entertaining.

Key facts

• $44 HOA
• Built 2003
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $295k.

Deal economics

• At list price, monthly cash flow is $-288 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (32.9% below list).
• Recommended offer: $198k (32.9% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.4% 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: schools D+, 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.
• Market conditions: Rents rising fast (+4.3%/yr); 382 active listings in the ZIP; 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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.
• Current owner paid $195k; list at $295k implies a 51% 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 $197,969 (32.9% 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 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?
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: 0.67% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.19%
• DSCR: 0.81
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $299,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
173 Baltusrol Dr	0.00mi	3/2.5	1,644 (0%)	1mo	$300,000	$182	99
169 Baltusrol Dr	0.01mi	3/2.5	1,644 (0%)	6mo	$283,000	$172	95
89 Baltusrol Dr	0.09mi	2/2.5 (-1)	1,612 (-2%)	0mo	$286,900	$178	87
127 Baltusrol Dr	0.04mi	3/2.5	1,584 (-4%)	18mo	$290,000	$183	76
22 Brookline Cir	0.27mi	2/2.5 (-1)	1,684 (+2%)	3mo	$360,000	$214	76
123 Baltusrol Dr	0.05mi	3/2.5	1,780 (+8%)	21mo	$280,000	$157	67
284 Baltusrol Dr	0.11mi	2/2.0 (-1)	1,748 (+6%)	20mo	$360,000	$206	61
23 Berkeley	0.41mi	3/1.5	1,504 (-8%)	4mo	$268,000	$178	60
136 Brookline Dr	0.31mi	2/2.5 (-1)	1,448 (-12%)	1mo	$350,000	$242	59
28 Newington Ct N	0.36mi	3/1.5	1,408 (-14%)	5mo	$255,000	$181	51
17 Beekman Pl	0.49mi	3/2.0	1,560 (-5%)	20mo	$280,000	$179	50
86 Westhall Dr	0.44mi	2/2.0 (-1)	1,414 (-14%)	22mo	$280,000	$198	31

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: 3.2%
• Equity multiple: 1.18×
• Total profit: $14,779
• Equity at exit: $127,277

10-year hold

• IRR: 7.2%
• Equity multiple: 2.07×
• Total profit: $88,783
• Equity at exit: $192,073

Cash invested: $82,600 (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: 382
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,980 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$138 /mo · $1,658/yr
• Insurance: −$123
• HOA: −$44
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-288

Break-even live

Break-even rent $2,344

Max offer price $244,096

Occupancy floor —

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 11 events

1. 2026-04-25
   status Pending
2. 2026-04-21
   listed $295,000 Active
3. 2026-04-17
   historical $295,000
4. 2019-12-06
   soldstatus $195,000
5. 2008-06-23
   soldstatus $184,150
6. 2008-06-19
   soldstatus $184,150 264-char remark

   Show marketing remark (264 chars)

   Maintenance free and energy efficient. Stone front townhouse w/ back yard view of golf course/fairway. Three bedrooms, two and half baths. Fully equipped kitchen w/ island. Spacious master bedroom w/ double closets and master bathroom. Back patio for entertaining.

7. 2008-05-16
   historical 264-char remark

   Show marketing remark (264 chars)

   Maintenance free and energy efficient. Stone front townhouse w/ back yard view of golf course/fairway. Three bedrooms, two and half baths. Fully equipped kitchen w/ island. Spacious master bedroom w/ double closets and master bathroom. Back patio for entertaining.

8. 2007-11-09
   historical

   Show marketing remark (264 chars)

   Maintenance free and energy efficient. Stone front townhouse w/ back yard view of golf course/fairway. Three bedrooms, two and half baths. Fully equipped kitchen w/ island. Spacious master bedroom w/ double closets and master bathroom. Back patio for entertaining.

9. 2007-11-09
   listed $189,999 264-char remark

   Show marketing remark (264 chars)

   Maintenance free and energy efficient. Stone front townhouse w/ back yard view of golf course/fairway. Three bedrooms, two and half baths. Fully equipped kitchen w/ island. Spacious master bedroom w/ double closets and master bathroom. Back patio for entertaining.

10. 2007-07-06
    listed
11. 2003-12-05
    soldstatus $169,600

ⓘ 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: $1,658 · $138/mo
• Projected year-2 tax: $1,740 · $145/mo
• Expected delta: +$82/yr (+$7/mo · 5.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 17 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: $23,756
• − Mortgage interest: −$16,525
• − Property taxes: −$1,658
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − HOA: −$528
• − Depreciation: −$8,582
• Taxable loss: −$8,812
• Est. tax savings @ 24.0%: +$2,115
• After-tax cash flow: $-1,343/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

• 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

Price history

+73.9% since first listed

11 events — show timeline

• 2026-04-25 Pending — BRIGHT MLS
• 2026-04-21 Listed $295,000 BRIGHT MLS
• 2026-04-17 Coming Soon $295,000 BRIGHT MLS
• 2019-12-06 Sold (Public Records) $195,000 Public Records
• 2008-06-23 Sold (Public Records) $184,150 Public Records
• 2008-06-19 Sold (MLS) $184,150 MRIS
• 2008-05-16 Delisted — MRIS
• 2007-11-09 Listed $189,999 MRIS
• 2007-11-09 Delisted — MRIS
• 2007-07-06 Listed — MRIS
• 2003-12-05 Sold (Public Records) $169,600 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,658 · +6.5% YoY. Source: county tax records.