Madison II Plan · Martinsburg, WV 25404

$246,915

3 bd · 2.5 ba · 1,294 sqft · Townhouse · 99 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Rent growth +4.1/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Designed with everyday living in mind, this two-level townhome combines functional spaces with modern conveniences. An open concept main level creates an easy flow between the kitchen, dining, and living areas, while three bedrooms upstairs provide comfortable accommodations and separation between living and sleeping spaces. Offering 3 bedrooms, 2.5 baths, and a thoughtfully designed two-story layout, the Madison II delivers space, comfort, and convenience.

Key facts

• 2-car wide driveway
• Open-concept kitchen
• Two-level home plan

Tags

• TWO-LEVEL HOME PLAN
• OPEN-CONCEPT KITCHEN
• INCLUDED OUTDOOR SPACE
• PRIVATE BACKYARD SPACE
• SHED FOR ADDED FUNCTIONALITY
• 2-CAR WIDE DRIVEWAY

🏗️ New construction. The $246,915 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $269,990.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $247k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-550 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (32.6% below list).
• Recommended offer: $167k (32.6% below list) — sets the bar for 1% rule.

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: Rents rising fast (+6.3%/yr); 222 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 38d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,460 units permitted in Berkeley County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 99 days — a 9% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Recommended offer $166,513 (32.6% 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. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.62% ✗
• Cap rate: 3.85%
• Cash-on-cash: -8.74%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

• ARV (median comp): $269,990
• List price: $246,915
• Delta: -8.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Hopkins Ct Unit HOMESITE 69	0.06mi	3/2.5	1,294 (0%)	1mo	$269,990	$209	96
206 Bosque Ct Unit HOMESITE 62	0.07mi	3/2.5	1,294 (0%)	3mo	$267,899	$207	94
49 Hopkins Ct Unit HOMESITE 72	0.10mi	3/2.5	1,294 (0%)	2mo	$266,000	$206	94
202 Bosque Ct Unit HOMESITE 61	0.08mi	3/2.5	1,294 (0%)	3mo	$259,990	$201	94
194 Bosque Ct Unit HOMESITE 59	0.08mi	3/2.5	1,294 (0%)	3mo	$269,990	$209	94
41 Hopkins Ct	0.12mi	3/2.5	1,294 (0%)	2mo	$267,693	$207	92
34 Hopkins Ct Unit HOMESITE 80	0.06mi	3/2.5	1,461 (+13%)	1mo	$275,890	$189	75
45 Hopkins Ct	0.12mi	3/2.5	1,461 (+13%)	1mo	$282,784	$194	72
53 Hopkins Ct Unit HOMESITE 73	0.09mi	3/2.5	1,461 (+13%)	2mo	$286,000	$196	72
42 Hopkins Ct	0.15mi	3/2.5	1,461 (+13%)	0mo	$274,990	$188	71
210 Bosque Ct Unit HOMESITE 63	0.12mi	3/2.5	1,461 (+13%)	3mo	$285,649	$196	70
78 Fast View Dr	0.73mi	3/2.5	1,352 (+4%)	1mo	$200,000	$148	58

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 · 6.3% rent growth · sell at horizon

5-year hold

• IRR: -28.2%
• Equity multiple: 0.03×
• Total profit: $-73,068
• Equity at exit: $40,256

10-year hold

• IRR: -17.9%
• Equity multiple: -0.11×
• Total profit: $-83,579
• Equity at exit: $23,344

Cash invested: $75,597 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 32 under contract
• Months of supply: 2.4 mo (41%/mo absorbed)
• Median asking: $269,990 ($198/sqft)
• Median days on market: 43 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +5.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 25404

• Home prices YoY: -10.7%
• Rents YoY: 6.3%
• Active inventory: 222
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$337 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-550

Break-even live

Break-even rent $2,362

Max offer price $190,348

Occupancy floor —

Sensitivity live

Price	-10% $-364	-5% $-457	+0% $-550	+5% $-644	+10% $-737
Rent	-10% $-682	-5% $-616	+0% $-550	+5% $-485	+10% $-419
Rate	-1.0pp $-414	-0.5pp $-482	base $-550	+0.5pp $-620	+1.0pp $-692

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: $67,498
• Closing costs: $8,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Catalpa Ct Martinsburg, WV	2.0	2.5	1548	$1,500	$0.97	43d	1	0.34mi
16 Catalpa Ct Unit 1 Martinsburg, WV	2.0	2.5	1548	$1,600	$1.03	43d	1	0.34mi
19 Tevis Cir Martinsburg, WV	2.0–3.0	2.0	1189	$2,035	$1.71	2d	6	0.39mi
236 Trimble Ave Martinsburg, WV	2.0	1.5	1200	$1,350	$1.12	154d	1	0.49mi
236 Warm Springs Ave Martinsburg, WV	2.0	1.0	924	$1,250	$1.35	22d	1	0.58mi
19 Desert Rose Way Martinsburg, WV	3.0	3.5	1760	$2,000	$1.14	10d	1	0.70mi
35 Fastview Dr Unit 35 Martinsburg, WV	3.0	2.5	1488	$1,800	$1.21	51d	1	0.71mi
35 Fastview Dr Unit 35 Martinsburg, WV	3.0	2.5	1488	$1,800	$1.21	43d	1	0.71mi
144 Quartz Rd Martinsburg, WV	3.0	2.5	1800	$1,750	$0.97	6d	1	0.72mi
9 Natural Way Unit 9 Martinsburg, WV	3.0	2.5	1660	$1,675	$1.01	37d	1	0.79mi
1100 Myna Ct Martinsburg, WV	2.0	2.0–2.5	1432	$1,749	$1.22	1d	5	0.86mi
122 Garden Dr Ofc A Martinsburg, WV	1.0–3.0	1.0	829	$1,375	$1.66	10d	19	0.86mi
122 Garden Dr Ofc A Martinsburg, WV	1.0–3.0	1.0	829	$1,375	$1.66	29d	19	0.86mi
721 2nd St Unit A Martinsburg, WV	2.0	1.0	1412	$1,030	$0.73	51d	1	0.87mi
721 2nd St Unit A Martinsburg, WV	2.0	1.0	1412	$1,180	$0.84	154d	1	0.87mi
704 Thomas Ln Martinsburg, WV	2.0	1.0	950	$1,300	$1.37	162d	1	0.88mi
700 Thomas Ln Martinsburg, WV	2.0	1.0	900	$1,200	$1.33	162d	1	0.88mi
703 2nd St Unit B Martinsburg, WV	2.0	1.0	1200	$1,400	$1.17	51d	1	0.91mi
103 Douglas Ave Unit 1 Martinsburg, WV	2.0	1.5	1024	$1,295	$1.26	10d	1	0.97mi
713 E Moler Ave Martinsburg, WV	3.0	1.0	1200	$1,300	$1.08	37d	1	1.12mi
328 Boyd Ave Martinsburg, WV	3.0	2.0	1700	$1,450	$0.85	162d	1	1.13mi
28 Hershey Ct Martinsburg, WV	3.0	1.5	1604	$1,760	$1.10	1d	1	1.14mi
311 Boyd Ave Unit A Martinsburg, WV	3.0	1.0	1100	$1,400	$1.27	51d	1	1.20mi
238 N Raleigh St Martinsburg, WV	2.0	2.0	1200	$1,250	$1.04	10d	1	1.24mi
226 N Raleigh St Martinsburg, WV	3.0	1.0	1200	$1,450	$1.21	162d	1	1.25mi
218 N College St Martinsburg, WV	3.0	1.0	1200	$1,330	$1.11	162d	1	1.28mi
316 N High St Martinsburg, WV	3.0	1.5	1300	$1,300	$1.00	51d	1	1.31mi
316 N High St Martinsburg, WV	3.0	1.5	1300	$1,650	$1.27	154d	1	1.31mi
300 N High St Martinsburg, WV	2.0	1.0	900	$950	$1.06	37d	1	1.33mi
120 Ellis St Apt B Martinsburg, WV	2.0	1.0	900	$1,180	$1.31	41d	1	1.35mi
204 E Martin St Unit 3 Martinsburg, WV	3.0	1.0	900	$950	$1.06	6d	1	1.36mi
431 E Race St Martinsburg, WV	3.0	1.5	1600	$1,350	$0.84	2d	1	1.36mi
431 E Race St Martinsburg, WV	3.0	2.0	1600	$1,350	$0.84	6d	1	1.36mi
40 Betts Way Martinsburg, WV	3.0	2.5	1328	$2,200	$1.66	16d	1	1.38mi
40 Betts Way Martinsburg, WV	3.0	2.5	1328	$2,200	$1.66	10d	1	1.38mi
132 Furlong Way Martinsburg, WV	3.0	2.5	1794	$1,850	$1.03	10d	1	1.40mi
1123 Shepherdstown Rd Martinsburg, WV	3.0	1.0	1429	$1,900	$1.33	162d	1	1.43mi
124 S Kentucky Ave Martinsburg, WV	3.0	2.0	1284	$1,775	$1.38	0d	1	1.49mi
124 S Kentucky Ave Martinsburg, WV	3.0	2.0	1284	$1,775	$1.38	9d	1	1.49mi
522 W King St Martinsburg, WV	3.0	3.0	1500	$2,250	$1.50	10d	1	1.50mi

Property features AI

Finance

• Other: Addressed in Martinsburg, WV (Madison II Plan)
• Financial info: List price $242,990

Exterior

• Home design: Single-family plan (Madison II)
• Exterior features: Living area of 1,294

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan home (Madison II)

Listing history 50 events

1. 2026-11-08
   days on market $246,915 Active 99 DOM
2. 2026-11-07
   remarks 699-char remark
3. 2026-11-07
   days on market $246,915 Active 98 DOM
4. 2026-11-06
   days on market $246,915 Active 97 DOM
5. 2026-11-05
   days on market $246,915 Active 96 DOM
6. 2026-11-04
   days on market $246,915 Active 95 DOM
7. 2026-11-02
   days on market $246,915 Active 93 DOM
8. 2026-11-01
   days on market $246,915 Active 92 DOM
9. 2026-10-31
   days on market $246,915 Active 91 DOM
10. 2026-10-30
    days on market $246,915 Active 90 DOM
11. 2026-10-29
    days on market $246,915 Active 89 DOM
12. 2026-10-28
    days on market $246,915 Active 88 DOM
13. 2026-10-27
    pricedays on market $246,915 Active 87 DOM
14. 2026-08-03
    days on market $242,990 Active 86 DOM
15. 2026-07-31
    days on market $242,990 Active 83 DOM
16. 2026-07-30
    days on market $242,990 Active 82 DOM
17. 2026-07-29
    days on market $242,990 Active 81 DOM
18. 2026-07-27
    days on market $242,990 Active 79 DOM
19. 2026-07-25
    days on market $242,990 Active 77 DOM
20. 2026-07-24
    days on market $242,990 Active 76 DOM
21. 2026-07-23
    days on market $242,990 Active 75 DOM
22. 2026-07-22
    days on market $242,990 Active 74 DOM
23. 2026-07-21
    days on market $242,990 Active 73 DOM
24. 2026-07-18
    days on market $242,990 Active 70 DOM
25. 2026-07-16
    days on market $242,990 Active 68 DOM
26. 2026-07-16
    days on market $242,990 Active 67 DOM
27. 2026-07-14
    days on market $242,990 Active 66 DOM
28. 2026-07-13
    days on market $242,990 Active 65 DOM
29. 2026-07-12
    days on market $242,990 Active 64 DOM
30. 2026-07-11
    days on market $242,990 Active 63 DOM
31. 2026-07-10
    days on market $242,990 Active 62 DOM
32. 2026-07-09
    days on market $242,990 Active 61 DOM
33. 2026-07-08
    days on market $242,990 Active 60 DOM
34. 2026-07-07
    days on market $242,990 Active 59 DOM
35. 2026-07-06
    days on market $242,990 Active 58 DOM
36. 2026-07-05
    days on market $242,990 Active 57 DOM
37. 2026-07-04
    days on market $242,990 Active 56 DOM
38. 2026-07-03
    days on market $242,990 Active 55 DOM
39. 2026-07-02
    days on market $242,990 Active 54 DOM
40. 2026-07-01
    days on market $242,990 Active 53 DOM
41. 2026-06-30
    days on market $242,990 Active 52 DOM
42. 2026-06-29
    days on market $242,990 Active 51 DOM
43. 2026-06-28
    days on market $242,990 Active 50 DOM
44. 2026-06-28
    days on market $242,990 Active 49 DOM
45. 2026-06-27
    days on market $242,990 Active 48 DOM
46. 2026-06-25
    days on market $242,990 Active 46 DOM
47. 2026-06-23
    days on market $242,990 Active 44 DOM
48. 2026-06-22
    days on market $242,990 Active 43 DOM
49. 2026-06-18
    days on market $242,990 Active 40 DOM
50. 2026-06-17
    days on market $242,990 Active 39 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,982
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$7,854
• Taxable loss: −$11,593
• Est. tax savings @ 24.0%: +$2,782
• After-tax cash flow: $-3,822/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 None rehab

This townhouse is in excellent condition with a good condition score of 80. It is move-in ready with a modern kitchen, two full bathrooms, and a well-maintained exterior. The property has the potential to be further enhanced with minor updates to the exterior and interior, as well as smart home features and kitchen appliance upgrades.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/tenants. ↑

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Tuscarora Elementary School Middle Martinsburg North Middle School F WV #95/109 Nat'l #11,208/14,009 High Hedgesville High School F WV #32/110 Nat'l #9,001/17,239

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

B Composite livability gradescore 75/100

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

• Census place: Martinsburg, WV
• County: Berkeley County · 127,359 people
• City population: 55,439
• Metro: Hagerstown-Martinsburg, MD-WV
• Population (ZIP): 23,990
• Household income: $70,633
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 6% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 9% Two or more races 8% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Languages at home: 94% English-only · Spanish 5%

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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: ▼ -24.58%
• Current HPI: 205.3277
• Rent YoY: ▲ 6.30%
• Metro: Hagerstown-Martinsburg, MD-WV
• State GDP YoY: —
• F500 in state: 0

Property features AI

Finance

• Other: Addressed in Martinsburg, WV (Madison II Plan)
• Financial info: List price $242,990

Exterior

• Home design: Single-family plan (Madison II)
• Exterior features: Living area of 1,294

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan home (Madison II)