35 Fox Chase Ct · Ranson, WV 25430

$298,799

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 223 Days on market

Built 2025

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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 +7.5/15.0
• Cash flow +6.7/30.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0

Listing remarks

OPEN HOUSE SATURDAYS 10am-4pm MODEL HOME. Discover affordable single-family homes featuring 3 bedrooms and 2 full baths. This home qualifies for multiple financing options including 100% financing with multiple programs for closing assistance and or downpayment assistance —making ownership more accessible than ever. Stop by and see what this local builder has to offer. * Please note: Photos may represent a similar home or floor plan and may not be of the actual property at this listing price.

Key facts

• Built 2025
• Listed 223 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Septic system sized to number of bedrooms; Electric service for heating, cooling and hot water
• Home design: Manufactured home; Construction completed; Estimated year built
• Construction: Mixed construction materials; Shingle roof; Above-grade other structures
• Exterior features: Property located outside city limits; No tidal water

Interior

• Kitchen: Electric oven/range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Excellent condition; No basement
• Laundry & utility: Washer; Electric dryer; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-484 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (33.0% below list).
• Recommended offer: $200k (33.0% 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; 1,162 units permitted in Jefferson County in 2024 (360 in 5+ unit buildings).

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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($263k) 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 $200,117 (33.0% 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 223 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. 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: 0.67% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.94%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $176,640
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Tally Ho Dr	0.08mi	3/1.0	1,200 (-6%)	21mo	$165,000	$138	65
32 Anvil Rd	0.33mi	4/2.0 (+1)	1,392 (+9%)	5mo	$100,000	$72	61
268 Granny Smith Ln	0.49mi	3/2.0	1,176 (-8%)	6mo	$310,000	$264	59

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: 19.4%
• Equity multiple: 2.58×
• Total profit: $131,937
• Equity at exit: $269,182

10-year hold

• IRR: 17.8%
• Equity multiple: 5.93×
• Total profit: $412,836
• Equity at exit: $580,501

Cash invested: $83,664 (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: 12.4×

Monthly cashflow live

• Estimated rent: $2,001 medium
• Mortgage (P&I): −$1,567
• Tax est. 1.5%: −$373 /mo · $4,482/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-484

Break-even live

Break-even rent $2,614

Max offer price $228,762

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: $74,700
• Closing costs: $8,964
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $298,799 Active 223 DOM
2. 2026-06-17
   days on market $298,799 Active 222 DOM
3. 2026-06-16
   days on market $298,799 Active 221 DOM
4. 2026-06-15
   days on market $298,799 Active 220 DOM
5. 2026-06-13
   days on market $298,799 Active 218 DOM
6. 2026-06-13
   days on market $298,799 Active 217 DOM
7. 2026-06-09
   days on market $298,799 Active 214 DOM
8. 2026-06-08
   days on market $298,799 Active 213 DOM
9. 2026-06-07
   days on market $298,799 Active 212 DOM
10. 2026-06-04
    days on market $298,799 Active 209 DOM
11. 2026-06-03
    days on market $298,799 Active 208 DOM
12. 2026-06-02
    days on market $298,799 Active 207 DOM
13. 2026-06-01
    days on market $298,799 Active 206 DOM
14. 2026-05-31
    days on market $298,799 Active 205 DOM
15. 2026-04-18
    price $298,799
16. 2026-02-26
    price $298,800
17. 2025-11-07
    listed $298,900 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 2/10 Low
• 🌡 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: $24,014
• − Mortgage interest: −$16,737
• − Property taxes: −$4,482
• − Insurance: −$1,494
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$8,692
• Taxable loss: −$11,234
• Est. tax savings @ 24.0%: +$2,696
• After-tax cash flow: $-3,112/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

-0.0% since first listed

3 events — show timeline

• 2026-04-18 Price Changed $298,799 BRIGHT MLS
• 2026-02-26 Price Changed $298,800 BRIGHT MLS
• 2025-11-07 Listed $298,900 BRIGHT MLS