558 Martinsburg Rd · Bath (Berkeley Springs), WV 25411

$115,000

2 bd · 1.0 ba · 806 sqft · SingleFamily public records · 106 Days on market

Built 1950 7,405 sqft lot Est $133k · 14% under

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Why this score? — see what drove the C+ 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 +23.4/30.0
• ARV discount +13.6/15.0
• DSCR +7.5/10.0
• 1% rule +5.6/10.0
• Appreciation +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Cape Code style home situated on a great lot located closely to downtown historic Berkeley Springs. This home offers a nice sized back yard and larger rear decking for your enjoyment. Interior features include new carpet, freshly painted throughout, new countertops, new appliances, and so much more!

Key facts

• Public sewer
• Major remodel
• Fenced-in backyard

Tags

• MAJOR REMODEL
• PUBLIC WATER
• PUBLIC SEWER
• ADDITIONAL STORAGE SPACE
• FENCED-IN BACKYARD

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service 200+ amp; Fiber optic internet; Electric hot water
• Home design: Detached property; Architectural shingle roof; Entry at main level
• Construction: Aluminum siding; Block foundation; Built year reported by assessor
• Exterior features: Outside city limits; Not in tidal water zone

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate plank flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Wood burning stove; Other heating present; Heating fuel: oil, electric, and wood; Central air (electric)
• Interior features: Plaster walls and ceilings; Level entry on main; 32"+ wide doors

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.5% in Bath (Berkeley Springs) — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Morgan County Schools (rural): math 22% / reading 32% proficiency, ranked #43 of 55 in WV (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 135 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 102 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Morgan County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $45k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.06% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $132,990
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
558 Martinsburg Rd	0.00mi	2/1.0	806 (0%)	0mo	$110,000	$136	100
119 Radio Station Ln	0.10mi	2/1.0	800 (-1%)	1mo	$125,000	$156	93
5 Tower Cir	0.27mi	2/1.0	816 (+1%)	21mo	$160,000	$196	68
25 Harrison Ave	0.60mi	2/1.0	788 (-2%)	3mo	$130,000	$165	66

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

Projected returns pro-forma

-2.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-7,980
• Equity at exit: $17,829

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $6,569
• Equity at exit: $11,118

Cash invested: $32,200 (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 25411

• Home prices YoY: -1.4%
• Active inventory: 135
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$103 /mo · $1,232/yr
• Insurance: −$48
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $157

Break-even live

Break-even rent $1,024

Max offer price $115,000

Occupancy floor 82%

Sensitivity live

Price	-10% $222	-5% $189	+0% $157	+5% $124	+10% $92
Rent	-10% $60	-5% $109	+0% $157	+5% $205	+10% $253
Rate	-1.0pp $215	-0.5pp $186	base $157	+0.5pp $127	+1.0pp $97

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 N Washington St Apt 2 Berkeley Springs, WV	1.0	1.0	600	$1,900	$3.17	14d	1	0.61mi
117 Wilkes St Unit 5 Berkeley Springs, WV	1.0	1.0	600	$875	$1.46	14d	1	0.68mi
117 Wilkes St Unit 3 Berkeley Springs, WV	1.0	1.0	650	$950	$1.46	44d	1	0.68mi
1499 Valley Rd Unit D Berkeley Springs, WV	2.0	1.0	550	$1,000	$1.82	22d	1	1.27mi

Listing history 12 events

1. 2026-05-06
   status Pending
2. 2026-04-27
   price $115,000
3. 2026-03-10
   price $139,900
4. 2026-02-18
   price $149,900
5. 2026-01-20
   listed $159,900 Active
6. 2019-10-31
   soldstatus $110,000 Closed 300-char remark

   Show marketing remark (300 chars)

   Cape Code style home situated on a great lot located closely to downtown historic Berkeley Springs. This home offers a nice sized back yard and larger rear decking for your enjoyment. Interior features include new carpet, freshly painted throughout, new countertops, new appliances, and so much more!

7. 2019-09-16
   status Pending 300-char remark

   Show marketing remark (300 chars)

   Cape Code style home situated on a great lot located closely to downtown historic Berkeley Springs. This home offers a nice sized back yard and larger rear decking for your enjoyment. Interior features include new carpet, freshly painted throughout, new countertops, new appliances, and so much more!

8. 2019-08-26
   listed $110,000 Active 300-char remark

   Show marketing remark (300 chars)

   Cape Code style home situated on a great lot located closely to downtown historic Berkeley Springs. This home offers a nice sized back yard and larger rear decking for your enjoyment. Interior features include new carpet, freshly painted throughout, new countertops, new appliances, and so much more!

9. 2014-04-07
   soldstatus $40,000 358-char remark

   Show marketing remark (358 chars)

   Unique property sitting in the heart of Berkeley Springs. Large rear yard backs to tree's, rear deck great for entertaining. Spacious rooms, minutes to the Berkeley Springs State Park, "Taking the waters" has been recorded at Berkeley Springs since the 1740s. Native tribes visited the warm springs for countless centuries before colonial settlers.

10. 2014-02-26
    historical 358-char remark

    Show marketing remark (358 chars)

    Unique property sitting in the heart of Berkeley Springs. Large rear yard backs to tree's, rear deck great for entertaining. Spacious rooms, minutes to the Berkeley Springs State Park, "Taking the waters" has been recorded at Berkeley Springs since the 1740s. Native tribes visited the warm springs for countless centuries before colonial settlers.

11. 2013-10-29
    listed $52,488 358-char remark

    Show marketing remark (358 chars)

    Unique property sitting in the heart of Berkeley Springs. Large rear yard backs to tree's, rear deck great for entertaining. Spacious rooms, minutes to the Berkeley Springs State Park, "Taking the waters" has been recorded at Berkeley Springs since the 1740s. Native tribes visited the warm springs for countless centuries before colonial settlers.

12. 1998-06-15
    soldstatus $30,000

ⓘ 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: $1,232 · $103/mo
• Projected year-2 tax: $1,232 · $103/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,674
• − Mortgage interest: −$6,442
• − Property taxes: −$1,232
• − Insurance: −$1,242
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$3,345
• Taxable income: $65
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $1,866/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: Morgan County Schools
• NCES district ID: 5400990
• Math proficiency: 22% ▼ -7.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $40,255
• Composite: 22.75/100
• National rank: #8033
• State rank: #43 of 55 in WV

Livability — Bath (Berkeley Springs)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 11,929

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 17,350 people
• By 2030: 17,005 · -2.0%
• By 2040: 15,939 · -8.1%
• By 2050: 14,775 · -14.8%
• By 2075: 12,773 · -26.4%
• By 2100: 10,795 · -37.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 2% Romanian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+55.6) · D 21.4% · R 77.0% · Other 1.6%
• 2008→2024 swing: -32.2pp toward R · 2008: -23.5pp · 2024: -55.6pp
• All cycles: 2024: R+55.6 2020: R+52.2 2016: R+54.4 2012: R+30.5 2008: R+23.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.87%
• Current HPI: 206.4566
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+283.3% since first listed

12 events — show timeline

• 2026-05-06 Pending — BRIGHT MLS
• 2026-04-27 Price Changed $115,000 BRIGHT MLS
• 2026-03-10 Price Changed $139,900 BRIGHT MLS
• 2026-02-18 Price Changed $149,900 BRIGHT MLS
• 2026-01-20 Listed $159,900 BRIGHT MLS
• 2019-10-31 Sold (MLS) $110,000 BRIGHT MLS
• 2019-09-16 Pending — BRIGHT MLS
• 2019-08-26 Listed $110,000 BRIGHT MLS
• 2014-04-07 Sold (MLS) $40,000 BRIGHT MLS
• 2014-02-26 Listing Removed — BRIGHT MLS
• 2013-10-29 Listed $52,488 BRIGHT MLS
• 1998-06-15 Sold (Public Records) $30,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,232 · +8.4% YoY. Source: county tax records.