318 Gantt Dr · Martinsburg, WV 25403

$160,000

5 bd · 2.0 ba · 1,568 sqft · SingleFamily · 17 Days on market

Built 2025 Good condition $400/mo HOA · 17% of rent

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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 +24.9/30.0
• 1% rule +9.6/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Why wait for new construction when you can move right into this beautifully maintained 2025 manufactured home? Offering 5 bedrooms, 2 full bathrooms, and over 1,500 square feet of living space, this home combines modern style, functionality, and affordability. The thoughtfully designed open-concept floor plan features a spacious living area that flows seamlessly into the large eat-in kitchen and dining area, creating the perfect space for everyday living and entertaining. The kitchen offers abundant cabinetry, upgraded finishes, decorative accents, and a generous pantry for additional storage. A dedicated laundry area adds convenience and practicality. The spacious primary suite provides a

Key facts

• 2 parking spots
• Built 2025
• Listed 17 days

Property features AI

Finance

• Other: Ownership: Land lease
• Financial info: Annual ground rent listed as an income/expense item
• HOA & community: Monthly HOA/association fee: $400; Land lease amount: $400 per month; Land lease years remaining: 99

Exterior

• Parking: Driveway parking for two vehicles; Two total garage/parking spaces
• Utilities: Public water; Public sewer; Electric service for heating, cooling, and hot water
• Home design: Manufactured home; Single-story (manufactured) home; Estimated year built
• Construction: Vinyl siding; Above-grade structure; Manufactured construction; Mobile home dimensions approximately 28 ft by 56 ft; Model: 56GEM28563BH25; Manufacturer: CMH Manufacturing, Inc. (Clayton Homes)
• Exterior features: Located in Harlan Springs park; Ground rent applies (paid annually)

Interior

• Kitchen: Dishwasher; Microwave; Single oven; Refrigerator
• Bedrooms: Five bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dishwasher; Microwave; Single oven; Refrigerator; Electric water heater; Estimated living area
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.0% in Martinsburg — 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 75/100 on livability (#29 in WV, #4,057 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F, employment D-.
• 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: 255 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,460 units permitted in Berkeley County in 2024 (16 in 5+ unit buildings).
• This rent runs 32% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Berkeley County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($158k) 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 $157,600 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.46% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.15%
• DSCR: 1.41
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $332,416
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
398 Aldrin Ln	0.53mi	4/2.0 (-1)	1,747 (+11%)	9mo	$370,000	$212	44

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

Projected returns pro-forma

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

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,899
• Equity at exit: $23,857

10-year hold

• IRR: 7.6%
• Equity multiple: 1.57×
• Total profit: $25,749
• Equity at exit: $13,834

Cash invested: $44,800 (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 25403

• Home prices YoY: -15.2%
• Active inventory: 255
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,338 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$400
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $341

Break-even live

Break-even rent $1,906

Max offer price $160,000

Occupancy floor 80%

Sensitivity live

Price	-10% $452	-5% $397	+0% $341	+5% $286	+10% $231
Rent	-10% $157	-5% $249	+0% $341	+5% $434	+10% $526
Rate	-1.0pp $422	-0.5pp $382	base $341	+0.5pp $300	+1.0pp $258

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
63 Orpington Dr Martinsburg, WV	4.0	2.0	1705	$2,450	$1.44	14d	1	1.34mi

HOA detail

• Monthly dues: $400 · $4,800/yr

Listing history 12 events

1. 2026-06-18
   days on market $160,000 Active 17 DOM
2. 2026-06-17
   days on market $160,000 Active 16 DOM
3. 2026-06-16
   days on market $160,000 Active 15 DOM
4. 2026-06-15
   days on market $160,000 Active 14 DOM
5. 2026-06-14
   days on market $160,000 Active 12 DOM
6. 2026-06-13
   days on market $160,000 Active 11 DOM
7. 2026-06-10
   days on market $160,000 Active 9 DOM
8. 2026-06-09
   days on market $160,000 Active 8 DOM
9. 2026-06-08
   days on market $160,000 Active 7 DOM
10. 2026-06-07
    days on market $160,000 Active 6 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $160,000 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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: $28,058
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,245
• − Management: −$2,245
• − HOA: −$4,800
• − Depreciation: −$4,655
• Taxable income: $1,952
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $3,629/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 beautifully maintained 2025 manufactured home is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — fresh paint can make a home look more inviting
• Both upgrading appliances — newer appliances can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — fresh paint can make a home look more inviting ↑
• Both upgrading appliances — newer appliances can increase both resale and rental value ↑

ⓘ 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 — Martinsburg

• Score: 75/100
• State rank: #29
• US rank: #4057

Category grades

Amenities A+ Commute F Cost of living A+ Crime A Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Berkeley County · 85,235 people
• City population: 55,439
• Metro: Hagerstown-Martinsburg, MD-WV
• Population (ZIP): 16,470
• Household income: $87,512
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 120.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 10% Black 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 6% · Canada, Guatemala, Vietnam
• Languages at home: 90% English-only · Spanish 6% Vietnamese 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: ▼ -34.15%
• Current HPI: 190.9235
• Rent YoY: —
• Metro: Hagerstown-Martinsburg, MD-WV
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-02 Listed $160,000 BRIGHT MLS
• 2026-06-02 Coming Soon $160,000 BRIGHT MLS