14 Ironwood Ct · Ranson, WV 25430

$287,990

3 bd · 3.5 ba · 2,045 sqft · Townhouse · 82 Days on market

Built 2026 Est $311k · 7% under

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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).

• ARV discount +10.8/15.0
• Appreciation +10.0/10.0
• Cash flow +6.4/30.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0

Listing remarks

This new townhome presents three finished levels of modern living and entertainment space. Upon entering is a versatile recreation room and an expansive storage area to meet a variety of needs. An alternate first floor layout offers one large private bedroom with a full bath on the lower level, creating a comfortable and flexible space. The second floor features a main-level entry into the open-concept kitchen and living area, showcasing a fully equipped kitchen with white cabinets, White Ornamental granite countertops, tile backsplash and two pendant lights over the island, along with a dining area and a welcoming Great Room enhanced with extra LED lighting. A washer and dryer are also inc

Key facts

• Built 2026
• Listed 82 days

Property features AI

Finance

• Other: Listing status: Active; Last modified: 2026-04-28
• Financial info: List price $287,990

Exterior

• Home design: Single-family property; Address: 14 Ironwood Ct, Kearneysville, WV 25430
• Exterior features: Living area approximately 2045 (square footage provided by listing)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Interior features: Spec home (Baylor plan)

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $288k.

Deal economics

• At list price, monthly cash flow is $-496 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (24.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (34.3% below list).
• Recommended offer: $189k (34.3% 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: 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 1,162 units permitted in Jefferson County in 2024 (360 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k 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 ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($271k) 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 $189,137 (34.3% 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 82 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. 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: 0.66% ✗
• Cap rate: 4.23%
• Cash-on-cash: -7.38%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $310,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Ironwood Ct Lot 018 BAYLOR	0.00mi	3/3.5	2,045 (0%)	1mo	$309,890	$152	99
26 Ironwood Ct Lot 014 BAYLOR	0.01mi	3/3.5	2,045 (0%)	1mo	$274,000	$134	99
18 Snowdrop Ct	0.11mi	3/3.5	1,994 (-2%)	6mo	$269,500	$135	86
11 Ironwood Ct Lot 19 AMELIA	0.02mi	4/3.5 (+1)	2,159 (+6%)	1mo	$314,290	$146	84
14 Snowdrop Ct	0.10mi	3/3.5	1,944 (-5%)	4mo	$264,300	$136	84
15 Ironwood Ct Lot 20 AMELIA	0.02mi	4/3.5 (+1)	2,159 (+6%)	2mo	$296,290	$137	83
22 Snowdrop Ct	0.11mi	3/3.5	1,944 (-5%)	6mo	$269,500	$139	82
48 Night Star Ter Lot 048 AMELIA	0.06mi	3/2.5	1,888 (-8%)	1mo	$299,990	$159	80
60 Night Star Ter Lot 045 AMELIA	0.07mi	3/2.5	1,888 (-8%)	1mo	$290,000	$154	79
64 Night Star Ter Lot 044 AMELIA	0.07mi	4/3.5 (+1)	1,888 (-8%)	1mo	$291,990	$155	78
23 Ironwood Ct Lot 22 AMELIA	0.03mi	3/2.5	1,760 (-14%)	4mo	$276,990	$157	68
27 Ironwood Ct Lot 23 AMELIA	0.03mi	4/3.5 (+1)	1,760 (-14%)	4mo	$290,290	$165	67

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: 19.1%
• Equity multiple: 2.55×
• Total profit: $125,282
• Equity at exit: $259,444

10-year hold

• IRR: 17.6%
• Equity multiple: 5.88×
• Total profit: $393,836
• Equity at exit: $559,501

Cash invested: $80,637 (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: 12.7×

Monthly cashflow live

• Estimated rent: $1,891 high
• Mortgage (P&I): −$1,510
• Tax est. 1.5%: −$360 /mo · $4,320/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-496

Break-even live

Break-even rent $2,519

Max offer price $216,211

Occupancy floor —

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: $71,998
• Closing costs: $8,640
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Night Star Ter Kearneysville, WV	3.0	2.5	1530	$1,800	$1.18	4d	1	0.06mi
60 Night Star Ter Unit 1 Kearneysville, WV	3.0	2.5	1880	$1,895	$1.01	5d	1	0.06mi
122 Blakely Rd Kearneysville, WV	4.0	2.5	2365	$2,550	$1.08	13d	1	0.72mi
11 Aberdeen Dr Kearneysville, WV	3.0	2.5	1820	$1,850	$1.02	3d	3	0.88mi
15 Chloe Dr Kearneysville, WV	3.0	2.5	1800	$1,795	$1.00	13d	1	0.91mi
99 Laxfield Ct Martinsburg, WV	2.0	2.0	1400	$1,875	$1.34	3d	1	1.49mi

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,696
• − Mortgage interest: −$16,132
• − Property taxes: −$4,320
• − Insurance: −$1,440
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − Depreciation: −$8,378
• Taxable loss: −$11,205
• Est. tax savings @ 24.0%: +$2,689
• After-tax cash flow: $-3,264/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