Madison II Plan · Martinsburg, WV 25404

$242,990

3 bd · 2.5 ba · 1,294 sqft · Townhouse · 86 Days on market

Good condition

---

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 +5.3/30.0
• Rent growth +4.1/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Madison II home plan is a two-level townhome designed for simple, functional living. With 3 bedrooms, 2.5 baths, and an open layout, the home offers space that's easy to use and make your own. An open-concept kitchen and included outdoor space add to the home's everyday convenience. Home Features Two-level home plan with a functional layout Open-concept kitchen with included island and appliance package - Optional extended island 3 bedrooms and 2.

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 $242,990 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 $243k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-599 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (34.0% below list).
• Recommended offer: $160k (34.0% 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); 177 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 86 days — a 6% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Recommended offer $160,308 (34.0% 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 86 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.59% ✗
• Cap rate: 3.63%
• Cash-on-cash: -9.51%
• DSCR: 0.58
• GRM: 14.0

CMA / ARV

• ARV (median comp): $269,990
• List price: $242,990
• Delta: -10.00%
• 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
206 Bosque Ct Unit HOMESITE 62	0.07mi	3/2.5	1,294 (0%)	2mo	$267,899	$207	95
49 Hopkins Ct Unit HOMESITE 72	0.10mi	3/2.5	1,294 (0%)	0mo	$266,000	$206	95
202 Bosque Ct Unit HOMESITE 61	0.08mi	3/2.5	1,294 (0%)	2mo	$259,990	$201	95
194 Bosque Ct Unit HOMESITE 59	0.08mi	3/2.5	1,294 (0%)	2mo	$269,990	$209	95
41 Hopkins Ct	0.12mi	3/2.5	1,294 (0%)	1mo	$267,693	$207	94
178 Bosque Ct Unit HOMESITE 56	0.12mi	3/2.5	1,291 (-0%)	2mo	$253,154	$196	92
182 Bosque Ct Unit HOMESITE 57	0.15mi	3/2.5	1,294 (0%)	2mo	$263,809	$204	91
170 Bosque Ct Unit HOMESITE 54	0.17mi	3/2.5	1,294 (0%)	2mo	$265,990	$206	90
53 Hopkins Ct Unit HOMESITE 73	0.09mi	3/2.5	1,461 (+13%)	1mo	$286,000	$196	73
210 Bosque Ct Unit HOMESITE 63	0.12mi	3/2.5	1,461 (+13%)	2mo	$285,649	$196	72
198 Bosque Ct Unit HOMESITE 60	0.13mi	3/2.5	1,461 (+13%)	2mo	$277,349	$190	71
174 Bosque Ct Unit HOMESITE 55	0.16mi	3/2.5	1,461 (+13%)	2mo	$275,009	$188	70

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: -29.8%
• Equity multiple: -0.01×
• Total profit: $-76,404
• Equity at exit: $40,256

10-year hold

• IRR: -20.3%
• Equity multiple: -0.21×
• Total profit: $-91,442
• 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: 9 active · 28 under contract
• Months of supply: 1.8 mo (56%/mo absorbed)
• Median asking: $269,990 ($198/sqft)
• Median days on market: 37 d
• This list price: 11% of active listings are priced below it
• 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: 177
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,603 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$337 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-599

Break-even live

Break-even rent $2,362

Max offer price $183,255

Occupancy floor —

Sensitivity live

Price	-10% $-413	-5% $-506	+0% $-599	+5% $-693	+10% $-786
Rent	-10% $-726	-5% $-663	+0% $-599	+5% $-536	+10% $-473
Rate	-1.0pp $-463	-0.5pp $-531	base $-599	+0.5pp $-669	+1.0pp $-741

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 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Catalpa Ct Martinsburg, WV	2.0	2.5	1548	$1,600	$1.03	6d	1	0.34mi
236 Trimble Ave Martinsburg, WV	2.0	1.5	1200	$1,350	$1.12	109d	1	0.49mi
35 Fastview Dr Unit 35 Martinsburg, WV	3.0	2.5	1488	$1,800	$1.21	6d	1	0.71mi
1100 Myna Ct Martinsburg, WV	2.0	2.0–2.5	1432	$1,756	$1.23	0d	7	0.86mi
122 Garden Dr Ofc A Martinsburg, WV	1.0–3.0	1.0	829	$1,375	$1.66	0d	25	0.86mi
721 2nd St Unit A Martinsburg, WV	2.0	1.0	1412	$1,030	$0.73	6d	1	0.87mi
721 2nd St Unit A Martinsburg, WV	2.0	1.0	1412	$1,180	$0.84	109d	1	0.87mi
704 Thomas Ln Martinsburg, WV	2.0	1.0	950	$1,300	$1.37	116d	1	0.88mi
700 Thomas Ln Martinsburg, WV	2.0	1.0	900	$1,200	$1.33	116d	1	0.88mi
703 2nd St Unit B Martinsburg, WV	2.0	1.0	1200	$1,400	$1.17	6d	1	0.91mi
103 Douglas Ave Unit 1 Martinsburg, WV	2.0	1.5	1024	$1,350	$1.32	6d	1	0.97mi
328 Boyd Ave Martinsburg, WV	3.0	2.0	1700	$1,450	$0.85	116d	1	1.13mi
311 Boyd Ave Unit A Martinsburg, WV	3.0	1.0	1100	$1,400	$1.27	6d	1	1.20mi
226 N Raleigh St Martinsburg, WV	3.0	1.0	1200	$1,450	$1.21	116d	1	1.25mi
218 N College St Martinsburg, WV	3.0	1.0	1200	$1,330	$1.11	116d	1	1.28mi
316 N High St Martinsburg, WV	3.0	1.5	1300	$1,300	$1.00	6d	1	1.31mi
316 N High St Martinsburg, WV	3.0	1.5	1300	$1,650	$1.27	109d	1	1.31mi
124 E Martin St Martinsburg, WV	2.0	2.5	1100	$975	$0.89	0d	1	1.35mi
120 Ellis St Apt B Martinsburg, WV	2.0	1.0	900	$1,230	$1.37	6d	1	1.35mi
132 Furlong Way Martinsburg, WV	3.0	2.5	1794	$1,900	$1.06	6d	1	1.40mi
1123 Shepherdstown Rd Martinsburg, WV	3.0	1.0	1429	$1,900	$1.33	116d	1	1.43mi
124 S Kentucky Ave Martinsburg, WV	3.0	2.0	1284	$1,950	$1.52	6d	1	1.49mi
522 W King St Martinsburg, WV	3.0	3.0	1500	$2,295	$1.53	6d	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 49 events

1. 2026-08-03
   days on market $242,990 Active 86 DOM
2. 2026-07-31
   days on market $242,990 Active 83 DOM
3. 2026-07-30
   days on market $242,990 Active 82 DOM
4. 2026-07-29
   days on market $242,990 Active 81 DOM
5. 2026-07-27
   days on market $242,990 Active 79 DOM
6. 2026-07-25
   days on market $242,990 Active 77 DOM
7. 2026-07-24
   days on market $242,990 Active 76 DOM
8. 2026-07-23
   days on market $242,990 Active 75 DOM
9. 2026-07-22
   days on market $242,990 Active 74 DOM
10. 2026-07-21
    days on market $242,990 Active 73 DOM
11. 2026-07-18
    days on market $242,990 Active 70 DOM
12. 2026-07-16
    days on market $242,990 Active 68 DOM
13. 2026-07-16
    days on market $242,990 Active 67 DOM
14. 2026-07-14
    days on market $242,990 Active 66 DOM
15. 2026-07-13
    days on market $242,990 Active 65 DOM
16. 2026-07-12
    days on market $242,990 Active 64 DOM
17. 2026-07-11
    days on market $242,990 Active 63 DOM
18. 2026-07-10
    days on market $242,990 Active 62 DOM
19. 2026-07-09
    days on market $242,990 Active 61 DOM
20. 2026-07-08
    days on market $242,990 Active 60 DOM
21. 2026-07-07
    days on market $242,990 Active 59 DOM
22. 2026-07-06
    days on market $242,990 Active 58 DOM
23. 2026-07-05
    days on market $242,990 Active 57 DOM
24. 2026-07-04
    days on market $242,990 Active 56 DOM
25. 2026-07-03
    days on market $242,990 Active 55 DOM
26. 2026-07-02
    days on market $242,990 Active 54 DOM
27. 2026-07-01
    days on market $242,990 Active 53 DOM
28. 2026-06-30
    days on market $242,990 Active 52 DOM
29. 2026-06-29
    days on market $242,990 Active 51 DOM
30. 2026-06-28
    days on market $242,990 Active 50 DOM
31. 2026-06-28
    days on market $242,990 Active 49 DOM
32. 2026-06-27
    days on market $242,990 Active 48 DOM
33. 2026-06-25
    days on market $242,990 Active 46 DOM
34. 2026-06-23
    days on market $242,990 Active 44 DOM
35. 2026-06-22
    days on market $242,990 Active 43 DOM
36. 2026-06-18
    days on market $242,990 Active 40 DOM
37. 2026-06-17
    days on market $242,990 Active 39 DOM
38. 2026-06-16
    days on market $242,990 Active 38 DOM
39. 2026-06-15
    days on market $242,990 Active 37 DOM
40. 2026-06-14
    days on market $242,990 Active 35 DOM
41. 2026-06-13
    days on market $242,990 Active 34 DOM
42. 2026-06-10
    days on market $242,990 Active 32 DOM
43. 2026-06-09
    days on market $242,990 Active 31 DOM
44. 2026-06-08
    days on market $242,990 Active 30 DOM
45. 2026-06-07
    days on market $242,990 Active 29 DOM
46. 2026-06-02
    days on market $242,990 Active 24 DOM
47. 2026-06-01
    days on market $242,990 Active 23 DOM
48. 2026-05-31
    days on market $242,990 Active 22 DOM
49. 2026-05-30
    days on market $242,990 Active 21 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: $19,237
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$7,854
• Taxable loss: −$12,219
• Est. tax savings @ 24.0%: +$2,932
• After-tax cash flow: $-4,260/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

---

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 (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%
• Common ancestry: Slovak 3% Romanian 3% Italian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

---

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)