320 Valentine Dr · Inwood, WV 25405

$155,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 12 Days on market

Built 2025 Good condition Est $300k · 48% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• Appreciation +6.9/10.0
• 1% rule +6.5/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks

Why wait for new construction when you can move right into this stunning 2025 double-wide home loaded with upgrades and custom touches? Featuring 3 bedrooms and 2 full bathrooms, this beautifully maintained home offers a spacious open-concept layout designed for modern living. The heart of the home is the expansive eat-in kitchen with abundant cabinetry, a large center island, and a walk-in pantry, seamlessly flowing into the dining area and inviting living room. High-end accents throughout include decorative ceiling beams, a cozy gas fireplace, stylish finishes, and thoughtful design details that create a warm modern-country feel. The private primary suite serves as a relaxing retreat with

Key facts

• Cozy gas fireplace
• Large center island
• Custom accent wall

Tags

• EXPANSIVE EAT-IN KITCHEN
• LARGE CENTER ISLAND
• WALK-IN PANTRY
• DECORATIVE CEILING BEAMS
• COZY GAS FIREPLACE
• CUSTOM ACCENT WALL

Property features AI

Finance

• Other: Property held as land lease / ownership interest is land lease
• Financial info: Monthly land lease payment of $525; Land lease has 99 years remaining; Ground rent paid annually

Exterior

• Parking: Driveway parking; Two driveway spaces; Two total garage/parking spaces
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home; Estimated year built
• Construction: Vinyl siding
• Exterior features: Ground rent applicable (annual payment); Above-grade other structures

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 8.9% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $7k of equity ($1k loan paydown + $6k 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 $43k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k 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.

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 $155,000

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: 1.15% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.39%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $300,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 Crestview Dr	0.41mi	3/2.0	1,294 (-0%)	4mo	$155,000	$120	76
1306 Nadenbousch Ln	0.15mi	3/1.0	1,260 (-3%)	11mo	$280,000	$222	75
136 Patricks Ct	0.50mi	3/2.0	1,296 (-0%)	9mo	$89,000	$69	69
40 Lisa Ct	0.42mi	3/1.0	1,240 (-5%)	1mo	$275,000	$222	68
1570 Nadenbousch Ln	0.39mi	3/1.0	1,200 (-8%)	0mo	$265,000	$221	65
179 Ambrosia Ln	0.48mi	3/2.0	1,315 (+1%)	14mo	$320,000	$243	64
140 Basin Dr	0.75mi	3/2.0	1,332 (+2%)	1mo	$355,000	$267	60
33 Sinker Dr	0.68mi	3/2.0	1,240 (-5%)	4mo	$330,000	$266	58
164 Aztec Dr	0.68mi	3/2.0	1,262 (-3%)	9mo	$306,000	$242	56
93 Bonita Pine Trl	0.35mi	3/2.0	1,176 (-10%)	14mo	$299,000	$254	56
74 Silent Way	0.63mi	3/2.0	1,474 (+13%)	15mo	$125,000	$85	36
238 Basin Dr	0.72mi	3/2.0	1,472 (+13%)	15mo	$340,000	$231	32

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: 18.3%
• Equity multiple: 2.09×
• Total profit: $47,344
• Equity at exit: $77,160

10-year hold

• IRR: 19.1%
• Equity multiple: 3.99×
• Total profit: $129,917
• Equity at exit: $125,077

Cash invested: $43,400 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,786 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $340

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 76%

Sensitivity live

Price	-10% $447	-5% $393	+0% $340	+5% $286	+10% $232
Rent	-10% $198	-5% $269	+0% $340	+5% $410	+10% $481
Rate	-1.0pp $418	-0.5pp $379	base $340	+0.5pp $299	+1.0pp $259

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Sinker Dr Inwood, WV	3.0	2.0	1200	$1,600	$1.33	22d	1	0.69mi
124 Pony Cir Martinsburg, WV	3.0	2.5	1800	$1,750	$0.97	22d	1	0.78mi
45 Eminence Dr , WV	3.0	1.0–3.5	1296	$2,200	$1.70	6d	10	1.46mi

Listing history 11 events

1. 2026-06-18
   days on market $155,000 Active 12 DOM
2. 2026-06-17
   days on market $155,000 Active 11 DOM
3. 2026-06-16
   days on market $155,000 Active 10 DOM
4. 2026-06-15
   days on market $155,000 Active 9 DOM
5. 2026-06-14
   days on market $155,000 Active 7 DOM
6. 2026-06-13
   days on market $155,000 Active 6 DOM
7. 2026-06-10
   days on market $155,000 Active 4 DOM
8. 2026-06-09
   days on market $155,000 Active 3 DOM
9. 2026-06-08
   days on market $155,000 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $155,000 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: $21,429
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$4,509
• Taxable income: $1,709
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $3,665/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 · 13 photos

Good 75/100 Cosmetic rehab

This 2025 double-wide home is in good condition with modern updates and a well-maintained exterior. It is ready for immediate occupancy and can be further enhanced with some cosmetic updates.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value.
• Rental Clean the gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Clean the gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties. ↑

ⓘ 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

1 event — show timeline

• 2026-06-06 Listed $155,000 BRIGHT MLS