1101 Destrier St · Ranson, WV 25438

$299,990

3 bd · 2.5 ba · 1,951 sqft · Townhouse · 34 Days on market

Built 2026 Excellent condition 2,300 sqft lot Garage $154/sqft · at area comps Est $311k · at est. $75/mo HOA · 3% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +9.0/15.0
• Cash flow +7.1/30.0
• Condition / age +5.0/5.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.3/10.0

Listing remarks

Welcome to the to-be-built Ballad at Madison Greens—a home designed for those who want more space, more flexibility, and smarter long-term value without stretching their budget. With nearly 2,000 square feet across three finished levels, this townhome lives larger. The entry level recreation room creates a versatile space perfect for today’s flexible lifestyles. Upstairs, the open main level is designed for everyday living and entertaining, featuring a bright great room, an expansive kitchen with a generous center island, walk in pantry, and a dedicated dining area.

Key facts

• Open main level
• Expansive kitchen
• Private backyard

Tags

• OPEN MAIN LEVEL
• EXPANSIVE KITCHEN
• WALK IN PANTRY
• DEDICATED DINING AREA
• PRIVATE BACKYARD
• OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $300k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-424 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (27.2% below list).
• Recommended offer: $218k (27.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#100 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: T A Lowery Elementary School (math 27% / reading 37%, grade F, #191 of 377 statewide, top 56%, 522 students, 0% FRL); Wildwood Middle School (math 15% / reading 40%, grade F, #70 of 109 statewide, top 65%, 425 students, 0% FRL); Jefferson High School (math 30% / reading 62%, grade D-, #9 of 110 statewide, top 7%, 1,444 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 488 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 78d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,162 units permitted in Jefferson County in 2024 (360 in 5+ unit buildings).
• This rent runs 32% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($291k) 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 $218,252 (27.2% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.06%
• DSCR: 0.73
• GRM: 11.5

CMA / ARV

• ARV (median comp): $310,664
• List price: $299,990
• Delta: -3.44%
• 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
1721 Destrier St	0.09mi	3/3.0	1,951 (0%)	1mo	$354,990	$182	93
1147 Stallion St	0.21mi	3/2.5	1,950 (-0%)	0mo	$335,000	$172	90
440 17th Ave Lot 205	0.15mi	3/3.0	2,158 (+11%)	1mo	$339,990	$158	72
415 Silver Birch Dr Unit HS 233	0.20mi	3/2.5	1,723 (-12%)	1mo	$347,314	$202	70
444 17th Ave Lot 203	0.15mi	3/3.0	1,660 (-15%)	1mo	$315,000	$190	65
1239 Mare St	0.23mi	3/2.5	2,242 (+15%)	0mo	$325,000	$145	64
1339 Mare St	0.23mi	3/2.5	2,230 (+14%)	2mo	$315,000	$141	64
11 Democracy Mews #472	0.72mi	3/2.5	1,891 (-3%)	2mo	$354,990	$188	60
135 Presidents Pointe Ave	0.65mi	3/2.5	1,745 (-11%)	1mo	$342,000	$196	52
159 Presidents Pointe Ave	0.64mi	3/2.5	1,745 (-11%)	2mo	$320,000	$183	50
31 Capitol Mews	0.66mi	3/2.5	1,745 (-11%)	2mo	$320,000	$183	50
19 Democracy Mews #470	0.72mi	3/2.5	1,731 (-11%)	2mo	$321,990	$186	46

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.62×
• Total profit: $136,458
• Equity at exit: $270,255

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $423,240
• Equity at exit: $582,815

Cash invested: $83,997 (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 →

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

Active competition Active MLS

• For sale now: 106 active · 60 under contract
• Months of supply: 11.6 mo (9%/mo absorbed)
• Median asking: $331,465 ($180/sqft)
• Median days on market: 40 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: -11.7% vs current asking $/sqft

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

ZIP-level market 25438

• Home prices YoY: 10.3%
• Active inventory: 488
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$75
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-424

Break-even live

Break-even rent $2,719

Max offer price $238,640

Occupancy floor —

Sensitivity live

Price	-10% $-217	-5% $-320	+0% $-424	+5% $-528	+10% $-631
Rent	-10% $-596	-5% $-510	+0% $-424	+5% $-338	+10% $-252
Rate	-1.0pp $-273	-0.5pp $-348	base $-424	+0.5pp $-502	+1.0pp $-581

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: $74,998
• Closing costs: $9,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1322 Cedar Valley Rd Ranson, WV	3.0	2.5	1723	$2,150	$1.25	24d	1	0.07mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,895	$1.10	94d	1	0.08mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	108d	1	0.12mi
1324 Cedar Valley Rd Ranson, WV	3.0	3.5	2015	$2,100	$1.04	82d	1	0.12mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	120d	1	0.12mi
1350 Red Clover Ln Ranson, WV	3.0	2.5	1776	$2,050	$1.15	50d	1	0.13mi
439 17th Ave Ranson, WV	3.0	2.5	1570	$2,100	$1.34	10d	1	0.15mi
452 17th Ave Ranson, WV	3.0	2.5	2000	$2,150	$1.07	29d	1	0.15mi
440 17th Ave Ranson, WV	3.0	2.5	2158	$2,150	$1.00	10d	1	0.16mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,075	$1.20	88d	1	0.16mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	120d	1	0.16mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,050	$1.03	83d	1	0.23mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,050	$1.03	85d	1	0.23mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	100d	1	0.26mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	114d	1	0.63mi
163 Anthem St Ranson, WV	2.0	2.5	1386	$2,500	$1.80	100d	1	0.64mi
214 Coolidge Ave Ranson, WV	2.0	2.5	1387	$1,925	$1.39	114d	1	0.65mi
99 Anthem St Ranson, WV	2.0	2.5	1387	$2,000	$1.44	120d	1	0.67mi
36 Anthem St Ranson, WV	2.0	2.5	1397	$1,800	$1.29	120d	1	0.67mi
187 Anthem St Ranson, WV	2.0	2.5	1386	$1,850	$1.33	89d	1	0.68mi
356 Oak Lee Dr Ranson, WV	4.0	3.0	1660	$2,550	$1.54	19d	1	0.69mi
495 National St Ranson, WV	2.0	2.5	1330	$1,850	$1.39	120d	1	0.69mi
82 Coolidge Ave Ranson, WV	2.0	2.5	1386	$1,795	$1.30	25d	1	0.70mi
94 Coolidge Ave Ranson, WV	3.0	3.0	1397	$1,900	$1.36	5d	1	0.70mi
62 Coolidge Ave Ranson, WV	2.0	2.5	1397	$1,795	$1.28	46d	1	0.70mi
58 Coolidge Ave Ranson, WV	2.0	3.0	1397	$1,900	$1.36	31d	1	0.70mi
34 Coolidge Ave Ranson, WV	2.0	2.5	1397	$1,850	$1.32	97d	1	0.71mi
182 Coolidge Ave Ranson, WV	2.0	2.5	1387	$1,750	$1.26	49d	1	0.72mi
182 Coolidge Ave Ranson, WV	2.0	2.5	1387	$1,750	$1.26	24d	1	0.72mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	100d	1	0.73mi
164 National St Ranson, WV	4.0	2.5	2184	$2,500	$1.14	19d	1	0.74mi
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,495	$1.31	76d	1	0.77mi
191 National St Ranson, WV	4.0	2.5	2152	$2,450	$1.14	2d	1	0.78mi
51 Cecily Way Ranson, WV	3.0	2.5	1998	$1,900	$0.95	78d	1	0.79mi
217 National St Ranson, WV	4.0	2.5	2152	$2,500	$1.16	10d	1	0.79mi
37 Cecily Way Ranson, WV	3.0	2.5	2540	$2,100	$0.83	120d	1	0.80mi
577 Thumper Dr Ranson, WV	3.0	3.5	1978	$2,300	$1.16	19d	1	0.82mi
658 Thumper Dr Ranson, WV	3.0	2.5	1504	$2,000	$1.33	58d	1	0.82mi
608 Thumper Dr Ranson, WV	3.0	2.5	1504	$1,950	$1.30	62d	1	0.84mi
28 Roger Ct Ranson, WV	4.0	3.0	2358	$3,200	$1.36	50d	1	0.84mi

Property features AI

Finance

• HOA & community: Monthly HOA fee of $75HOA covers lawn maintenance, trash, and common area maintenanceCommunity amenities include basketball courts and playgrounds

Exterior

• Parking: Attached garage (front entry) with garage door opener and additional storageTwo driveway parking spacesTotal of three garage/parking spacesAsphalt driveway
• Utilities: Public waterPublic sewer
• Home design: Interior townhouse/rowhouseBuilt by Ryan HomesFee simple ownershipConstruction not completedMixed construction materials
• Construction: Slab foundationAbove-grade other structures
• Exterior features: Level lot with rear yardFully finished walkout basement with front entrance

Interior

• Kitchen: DishwasherDisposalMicrowaveElectric range/ovenRefrigeratorStainless steel appliancesEnergy-efficient appliances
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms on the upper levelOne half bathroom on the main level
• Heating & cooling: Forced air heating (electric)Central air conditioning (electric)Electric hot water
• Interior features: Open floor planKitchen islandPantryMaster bathroomRecessed lightingWalk-in closets
• Laundry & utility: Washer/dryer hookups

Listing history 9 events

1. 2026-06-09
   days on market $299,990 Active 34 DOM
2. 2026-06-08
   days on market $299,990 Active 33 DOM
3. 2026-06-07
   days on market $299,990 Active 32 DOM
4. 2026-06-04
   days on market $299,990 Active 29 DOM
5. 2026-06-03
   days on market $299,990 Active 28 DOM
6. 2026-06-02
   days on market $299,990 Active 27 DOM
7. 2026-06-01
   days on market $299,990 Active 26 DOM
8. 2026-05-31
   days on market $299,990 Active 25 DOM
9. 2026-05-06
   listed $299,990 Active

ⓘ 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 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,190
• − Mortgage interest: −$16,804
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − HOA: −$900
• − Depreciation: −$8,727
• Taxable loss: −$10,431
• Est. tax savings @ 24.0%: +$2,503
• After-tax cash flow: $-2,584/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 · 6 photos

Excellent 100/100 None rehab

This townhome is in excellent condition with modern finishes and well-maintained systems. Landscaping and curb appeal improvements would further enhance its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal can increase both the resale and rental value of the property. ↑

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary T A Lowery Elementary School F WV #191/377 Nat'l #24,950/41,679 Middle Wildwood Middle School F WV #70/109 Nat'l #9,659/14,009 High Jefferson High School D- WV #9/110 Nat'l #6,672/17,239

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

C Composite livability gradescore 66/100

Livability — Ranson

• Score: 66/100
• State rank: #100
• US rank: #11255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ranson, WV
• County: Jefferson County · 61,715 people
• City population: 7,330
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 7,330
• Household income: $81,875
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 3% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 7% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Serbian 4% Italian 2% Romanian 2%
• Foreign-born: 7% · Canada, Philippines
• Languages at home: 87% English-only · Spanish 9% Other Asian/Pacific 3%

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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: ▲ 32.87%
• Current HPI: 352.707
• Rent YoY: —
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• State GDP YoY: —
• F500 in state: 0

Property features AI

Finance

• HOA & community: Monthly HOA fee of $75HOA covers lawn maintenance, trash, and common area maintenanceCommunity amenities include basketball courts and playgrounds

Exterior

• Parking: Attached garage (front entry) with garage door opener and additional storageTwo driveway parking spacesTotal of three garage/parking spacesAsphalt driveway
• Utilities: Public waterPublic sewer
• Home design: Interior townhouse/rowhouseBuilt by Ryan HomesFee simple ownershipConstruction not completedMixed construction materials
• Construction: Slab foundationAbove-grade other structures
• Exterior features: Level lot with rear yardFully finished walkout basement with front entrance

Interior

• Kitchen: DishwasherDisposalMicrowaveElectric range/ovenRefrigeratorStainless steel appliancesEnergy-efficient appliances
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms on the upper levelOne half bathroom on the main level
• Heating & cooling: Forced air heating (electric)Central air conditioning (electric)Electric hot water
• Interior features: Open floor planKitchen islandPantryMaster bathroomRecessed lightingWalk-in closets
• Laundry & utility: Washer/dryer hookups

Price history

2 events — show timeline

• 2026-06-09 Listing Removed — BRIGHT MLS
• 2026-05-06 Listed $299,990 BRIGHT MLS