Bolingbroke Way #150 · Charles Town, WV 25414

$314,863

3 bd · 3.5 ba · 1,665 sqft · Townhouse · 19 Days on market

Built 2026 Est $306k · at est.

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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 +7.3/30.0
• ARV discount +6.3/15.0
• 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
• 1% rule +2.1/10.0
• DSCR +1.5/10.0

Listing remarks

End of Row, 3 Level Townhome with Finished Lower Level 1! Fully designed END OF ROW, 3 bedrooms, 3 full baths with a half bath on the main level. All stainless-steel appliances, beautiful pendent lighting over the kitchen island, upgraded designer package (see photos), quartz countertops, backsplash, and LVP on the whole main level as well as the foyer. Tile in all bathrooms. Beautiful view of the mountains and tree line with no homes behind. The HOA fee covers lawn care for your house. A deck can be added with optional stairs down to the spacious backyard.

Key facts

• Quartz countertops
• Spacious backyard
• Mountain view

Tags

• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• MOUNTAIN VIEW
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Address: Bolingbroke Way #150, Charles Town, WV 25414; Listing provided by Zillow
• Financial info: List price $317,063

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family home (York II Garage plan)
• Exterior features: Living area approximately 1,665

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Interior features: Spec home — York II Garage plan; Active listing

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $315k.

Deal economics

• At list price, monthly cash flow is $-416 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (19.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (29.2% below list).
• Recommended offer: $223k (29.2% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $11k 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($310k) 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 $222,773 (29.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.71% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.66%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $306,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
361 Aragon Dr	0.04mi	3/3.5	1,674 (+0%)	0mo	$324,990	$194	97
369 Aragon Dr	0.04mi	3/3.0	1,674 (+0%)	1mo	$303,808	$181	94
128 Bolingbroke Way	0.00mi	3/2.5	1,674 (+0%)	2mo	$311,645	$186	94
70 Bolingbroke Way	0.00mi	3/3.5	1,600 (-4%)	5mo	$299,990	$187	89
89 Bolingbroke Way	0.03mi	3/3.5	1,600 (-4%)	4mo	$287,849	$180	88
118 Bolingbroke Way	0.05mi	3/3.5	1,600 (-4%)	4mo	$302,421	$189	88
85 Bolingbroke Way	0.02mi	3/3.5	1,600 (-4%)	6mo	$293,990	$184	87
97 Bolingbroke Way	0.03mi	4/3.5 (+1)	1,600 (-4%)	6mo	$304,014	$190	82
114 Bolingbroke Way	0.00mi	3/3.5	1,900 (+14%)	2mo	$332,392	$175	75
35 Bolingbroke Way	0.03mi	3/3.5	1,900 (+14%)	5mo	$309,990	$163	71
93 Bolingbroke Way	0.03mi	3/3.5	1,900 (+14%)	6mo	$324,784	$171	70
309 Aragon Dr	0.02mi	4/3.5 (+1)	1,900 (+14%)	6mo	$315,000	$166	65

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: 1.8%
• Equity multiple: 1.10×
• Total profit: $9,147
• Equity at exit: $135,847

10-year hold

• IRR: 6.1%
• Equity multiple: 1.92×
• Total profit: $81,265
• Equity at exit: $205,006

Cash invested: $88,162 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,228 high
• Mortgage (P&I): −$1,651
• Tax est. 1.5%: −$394 /mo · $4,723/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-416

Break-even live

Break-even rent $2,754

Max offer price $254,662

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: $78,716
• Closing costs: $9,446
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Towton PL Charles Town, WV	3.0	2.5	1550	$1,995	$1.29	24d	1	0.36mi
114 Telluride Way Charles Town, WV	3.0	2.5	1700	$2,090	$1.23	24d	1	0.59mi
135 Telluride Way Charles Town, WV	4.0	3.5	2097	$2,400	$1.14	24d	1	0.61mi
509 Seeback Dr Charles Town, WV	3.0	2.5	1946	$2,150	$1.10	24d	1	0.62mi
19 Winterplace Dr Charles Town, WV	4.0	3.5	2095	$2,100	$1.00	12d	1	0.66mi
10 Telluride Way Charles Town, WV	3.0	4.0	2097	$2,300	$1.10	24d	1	0.69mi
470 Seeback Dr Charles Town, WV	3.0	2.5	1946	$2,100	$1.08	24d	1	0.80mi
454 Seeback Dr Charles Town, WV	3.0	4.0	1952	$2,100	$1.08	24d	1	0.80mi
439 Seeback Dr Unit 255 Charles Town, WV	3.0	2.5	1920	$2,100	$1.09	20d	1	0.80mi
458 Seeback Dr Charles Town, WV	3.0	2.5	1946	$2,100	$1.08	24d	1	0.80mi
450 Seeback Dr Charles Town, WV	3.0	2.5	1793	$2,050	$1.14	12d	1	0.80mi
478 Seeback Dr Charles Town, WV	3.0	2.5	1946	$2,200	$1.13	20d	1	0.80mi
115 Bell Tower Ln Charles Town, WV	4.0	2.5	2223	$2,600	$1.17	2d	1	1.38mi
214 Gumspring Dr Charles Town, WV	4.0	2.5	2148	$2,500	$1.16	20d	1	1.41mi

Listing history 8 events

1. 2026-06-09
   days on market $314,863 Active 19 DOM
2. 2026-06-08
   days on market $314,863 Active 18 DOM
3. 2026-06-07
   pricedays on market $314,863 Active 17 DOM
4. 2026-06-04
   days on market $317,063 Active 14 DOM
5. 2026-06-03
   days on market $317,063 Active 13 DOM
6. 2026-06-02
   days on market $317,063 Active 12 DOM
7. 2026-06-01
   days on market $317,063 Active 11 DOM
8. 2026-05-31
   days on market $317,063 Active 10 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,733
• − Mortgage interest: −$17,637
• − Property taxes: −$4,723
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − Depreciation: −$9,160
• Taxable loss: −$10,639
• Est. tax savings @ 24.0%: +$2,553
• After-tax cash flow: $-2,439/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