322 Reynard Rd · Ranson, WV 25430

$249,900

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 36 Days on market

Built 1975 0.25 ac lot Est $172k · 45% over

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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).

• Cash flow +15.0/30.0
• Appreciation +10.0/10.0
• DSCR +4.6/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

3BEDROOM, 1 BATH RANCHER WITH LARGE FAMILY ROOM. DECK. NICE LARGE PARTIALLY FENCED BACKYARD WITH STORAGE SHED. PRICED TO SELL. FIRST TIME HOME BUYERS SPECIAL.

Key facts

• 0.25 acre lot
• Garage
• Built 1975

Property features AI

Exterior

• Parking: Attached front-entry garage with garage door opener and inside access (oversized); One garage space; Asphalt driveway with four driveway spaces; Total of 5 garage/parking spaces
• Utilities: Public water (community/public); Public sewer; Electric hot water; Electric heating and cooling; Cable and satellite internet available; Cable TV and phone available
• Home design: Detached property; Estimated effective year of major renovation 2026; Excellent condition; Fee simple ownership; Not in a federal flood zone
• Construction: Vinyl siding; Architectural shingle roof; Crawl space foundation; Building not winterized
• Exterior features: Patio(s); Outbuilding(s); Shed; Backs to trees; Adjoins open space

Interior

• Kitchen: Built-in microwave; Dishwasher; Self-cleaning oven; Refrigerator
• Bedrooms: Master bedroom; Bedroom 2; Bedroom 3; Three bedrooms on the main level
• Flooring: Luxury vinyl plank
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Heat pump(s) heating; Central A/C (electric); 200+ amp electrical service
• Interior features: Tub/shower; Breakfast area; Ceiling fan(s); Combination kitchen/dining; Family room off kitchen; Traditional floor plan; Pantry; Upgraded countertops; Drywall walls and ceilings
• Laundry & utility: Washer/dryer hookup on main floor; Water heater (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $76 ($914/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (20.7% below list).
• Recommended offer: $198k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.8% in Ranson — 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 66/100 on livability (#100 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: schools F, amenities F, commute 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.
• Market conditions: 62 active listings in the ZIP; 1,162 units permitted in Jefferson County in 2024 (360 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $250k implies a 78% gain — meaningful room to come down on a strong offer.

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 $198,071 (20.7% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.79% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $172,224
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Tally Ho Dr	0.32mi	3/1.0	1,200 (-4%)	21mo	$165,000	$138	61
32 Anvil Rd	0.15mi	4/2.0 (+1)	1,392 (+12%)	5mo	$100,000	$72	60

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: 25.2%
• Equity multiple: 3.01×
• Total profit: $140,836
• Equity at exit: $225,130

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $410,692
• Equity at exit: $485,501

Cash invested: $69,972 (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 25430

• Home prices YoY: 15.4%
• Active inventory: 62
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,981 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $76

Break-even live

Break-even rent $1,884

Max offer price $249,900

Occupancy floor 91%

Sensitivity live

Price	-10% $218	-5% $147	+0% $76	+5% $5	+10% $-65
Rent	-10% $-80	-5% $-2	+0% $76	+5% $154	+10% $233
Rate	-1.0pp $202	-0.5pp $140	base $76	+0.5pp $11	+1.0pp $-54

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-01
   status $249,900 Pending 36 DOM
2. 2026-05-31
   days on market $249,900 Active 36 DOM
3. 2026-05-13
   price $259,900
4. 2026-04-25
   listed $269,900 Active
5. 2026-04-22
   historical $269,900
6. 2026-01-15
   soldstatus $140,000
7. 2025-11-24
   soldstatus $95,000
8. 2018-05-23
   soldstatus $95,000
9. 2010-01-14
   soldstatus $35,000 158-char remark

   Show marketing remark (158 chars)

   3BEDROOM, 1 BATH RANCHER WITH LARGE FAMILY ROOM. DECK. NICE LARGE PARTIALLY FENCED BACKYARD WITH STORAGE SHED. PRICED TO SELL. FIRST TIME HOME BUYERS SPECIAL.

10. 2010-01-14
    soldstatus $35,000 Sold 158-char remark

    Show marketing remark (158 chars)

    3BEDROOM, 1 BATH RANCHER WITH LARGE FAMILY ROOM. DECK. NICE LARGE PARTIALLY FENCED BACKYARD WITH STORAGE SHED. PRICED TO SELL. FIRST TIME HOME BUYERS SPECIAL.

11. 2009-12-23
    status Contract 158-char remark

    Show marketing remark (158 chars)

    3BEDROOM, 1 BATH RANCHER WITH LARGE FAMILY ROOM. DECK. NICE LARGE PARTIALLY FENCED BACKYARD WITH STORAGE SHED. PRICED TO SELL. FIRST TIME HOME BUYERS SPECIAL.

12. 2009-12-21
    historical 158-char remark

    Show marketing remark (158 chars)

    3BEDROOM, 1 BATH RANCHER WITH LARGE FAMILY ROOM. DECK. NICE LARGE PARTIALLY FENCED BACKYARD WITH STORAGE SHED. PRICED TO SELL. FIRST TIME HOME BUYERS SPECIAL.

13. 2009-12-10
    price $37,900 158-char remark

    Show marketing remark (158 chars)

    3BEDROOM, 1 BATH RANCHER WITH LARGE FAMILY ROOM. DECK. NICE LARGE PARTIALLY FENCED BACKYARD WITH STORAGE SHED. PRICED TO SELL. FIRST TIME HOME BUYERS SPECIAL.

14. 2009-10-30
    price $49,900 158-char remark

    Show marketing remark (158 chars)

    3BEDROOM, 1 BATH RANCHER WITH LARGE FAMILY ROOM. DECK. NICE LARGE PARTIALLY FENCED BACKYARD WITH STORAGE SHED. PRICED TO SELL. FIRST TIME HOME BUYERS SPECIAL.

15. 2009-10-04
    price $54,900 158-char remark

    Show marketing remark (158 chars)

    3BEDROOM, 1 BATH RANCHER WITH LARGE FAMILY ROOM. DECK. NICE LARGE PARTIALLY FENCED BACKYARD WITH STORAGE SHED. PRICED TO SELL. FIRST TIME HOME BUYERS SPECIAL.

16. 2009-09-04
    listed $64,900 Active 158-char remark

    Show marketing remark (158 chars)

    3BEDROOM, 1 BATH RANCHER WITH LARGE FAMILY ROOM. DECK. NICE LARGE PARTIALLY FENCED BACKYARD WITH STORAGE SHED. PRICED TO SELL. FIRST TIME HOME BUYERS SPECIAL.

17. 2009-09-04
    listed $37,900 158-char remark

    Show marketing remark (158 chars)

    3BEDROOM, 1 BATH RANCHER WITH LARGE FAMILY ROOM. DECK. NICE LARGE PARTIALLY FENCED BACKYARD WITH STORAGE SHED. PRICED TO SELL. FIRST TIME HOME BUYERS SPECIAL.

18. 1999-07-16
    soldstatus $28,000

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $1,474 · $123/mo
• Expected delta: +$587/yr (+$49/mo · 66.1%)

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

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 ≥101°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: $23,769
• − Mortgage interest: −$13,998
• − Property taxes: −$888
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$7,270
• Taxable loss: −$3,440
• Est. tax savings @ 24.0%: +$826
• After-tax cash flow: $1,739/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: 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

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

• City population: 7,330
• Population (ZIP): 8,215

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Black 3%
• Common ancestry: Italian 3% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, Guatemala
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

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: ▲ 43.13%
• Current HPI: 322.5052
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+828.2% since first listed

16 events — show timeline

• 2026-05-13 Price Changed $259,900 BRIGHT MLS
• 2026-04-25 Listed $269,900 BRIGHT MLS
• 2026-04-22 Coming Soon $269,900 BRIGHT MLS
• 2026-01-15 Sold (Public Records) $140,000 Public Records
• 2025-11-24 Sold (Public Records) $95,000 Public Records
• 2018-05-23 Sold (Public Records) $95,000 Public Records
• 2010-01-14 Sold (MLS) $35,000 MRIS
• 2010-01-14 Sold (MLS) $35,000 BRIGHT MLS
• 2009-12-23 Pending — MRIS
• 2009-12-21 Listing Removed — BRIGHT MLS
• 2009-12-10 Price Changed $37,900 MRIS
• 2009-10-30 Price Changed $49,900 MRIS
• 2009-10-04 Price Changed $54,900 MRIS
• 2009-09-04 Listed $64,900 MRIS
• 2009-09-04 Listed $37,900 BRIGHT MLS
• 1999-07-16 Sold (Public Records) $28,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $888 · +14.4% YoY. Source: county tax records.