1327 Mare St · Ranson, WV 25438

$325,000

3 bd · 3.0 ba · 2,242 sqft · Townhouse public records · 12 Days on market

Built 2007 3,885 sqft lot Est $321k · at est. $50/mo HOA · 2% of rent ↓ 31% since listing

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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
• Cash flow +7.6/30.0
• ARV discount +6.9/15.0
• 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 +1.7/10.0

Listing remarks MLS

Beautiful end unit completely finished with bump outs. Offering 3BR/2BA and (2) 1/2 BA, spacious FR, LR, KI with breakfast area and dining room and a separate sunroom. Vaulted ceilings in MBR, full bath and walk-in closet, Corian counter tops, hardwood floors throughout main level, one car garage, kitchen island and so much more. Nearby restaurants, shopping and ideal for commuters.

Key facts

• $50 HOA
• Garage
• Built 2007

Property features AI

Finance

• HOA & community: Monthly HOA fee of $50; HOA covers snow removal and lawn care (front, rear and side); Community playground/tot lot

Exterior

• Parking: Attached front-entry garage with inside access and garage door opener; Paved driveway and paved parking; Total of 1 garage/parking space
• Utilities: Public water and public sewer; Electric service 120/240V; Electric hot water; Cable, DSL and LTE internet available; Cable TV and phone available
• Home design: End of row townhouse; Entry includes front entrance and walkout lower level; Building not winterized
• Construction: Built with asphalt, brick front, concrete and vinyl siding components; Architectural shingle roof; Concrete perimeter foundation; Bay/bow windows with screens and vinyl-clad frames; Stick-built structure
• Exterior features: Deck(s); Exterior lighting; Street lights; Front yard, rear yard and side yards; Landscaping; Part of a planned unit development (PUD)

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Stove; Refrigerator; Icemaker; Stainless steel appliances
• Bedrooms: Three bedrooms on the upper level
• Flooring: Hardwood; Luxury vinyl plank; Ceramic tile; Carpet
• Bathrooms: Two full bathrooms; Two half bathrooms (one on main level, one on lower level)
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans; Electric heating and cooling systems
• Interior features: Open floor plan with family room off the kitchen; Breakfast area and dining area; Kitchen island and eat-in kitchen with table space; Pantry; Master bathroom with soaking tub and walk-in closet; Recessed lighting; Vaulted ceilings and drywall; Ceiling fans; Window treatments; Water treatment system (owned); Wood floors
• Laundry & utility: Washer and dryer in unit; Laundry located in the basement; Water heater (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $325k.

Deal economics

• At list price, monthly cash flow is $-385 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (32.7% below list).
• Recommended offer: $219k (32.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.8% in Ranson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 324 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $35k of equity ($2k loan paydown + $32k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $215k; list at $325k implies a 51% 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 $218,573 (32.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.67% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.07%
• DSCR: 0.77
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $320,606
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1327 Mare St	0.00mi	3/3.0	2,322 (+4%)	0mo	$327,000	$141	94
1313 Steed St	0.05mi	3/2.0	2,216 (-1%)	4mo	$270,000	$122	88
1737 Destrier St	0.23mi	3/3.0	2,144 (-4%)	2mo	$365,990	$171	81
1353 Mare St	0.05mi	3/2.5	2,100 (-6%)	6mo	$300,000	$143	80
1248 Steed St	0.08mi	3/3.5	2,124 (-5%)	12mo	$325,000	$153	76
1725 Destrier St	0.23mi	4/3.5 (+1)	2,144 (-4%)	2mo	$359,990	$168	74
1233 Mare St	0.10mi	4/2.5 (+1)	2,347 (+5%)	8mo	$304,500	$130	74
1349 Mare St	0.04mi	3/2.5	2,492 (+11%)	6mo	$300,000	$120	73
1226 Steed St	0.11mi	2/3.5 (-1)	2,380 (+6%)	10mo	$275,000	$116	69
1161 Steed St	0.18mi	3/3.0	1,934 (-14%)	12mo	$320,000	$165	58
91 Cecily Way	0.72mi	3/3.5	2,218 (-1%)	6mo	$295,000	$133	57
92 Fuzzy Tail Dr	0.71mi	3/2.5	1,927 (-14%)	8mo	$300,000	$156	34

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: 20.7%
• Equity multiple: 2.68×
• Total profit: $152,462
• Equity at exit: $292,786

10-year hold

• IRR: 18.8%
• Equity multiple: 6.14×
• Total profit: $468,138
• Equity at exit: $631,404

Cash invested: $91,000 (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 25438

• Home prices YoY: 10.3%
• Active inventory: 324
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,186 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$222 /mo · $2,658/yr
• Insurance: −$135
• HOA: −$50
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-385

Break-even live

Break-even rent $2,672

Max offer price $257,070

Occupancy floor —

Sensitivity live

Price	-10% $-201	-5% $-293	+0% $-385	+5% $-477	+10% $-569
Rent	-10% $-557	-5% $-471	+0% $-385	+5% $-298	+10% $-212
Rate	-1.0pp $-221	-0.5pp $-302	base $-385	+0.5pp $-469	+1.0pp $-554

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,080	$1.05	25d	1	0.06mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	6d	1	0.23mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,995	$1.16	5d	1	0.30mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	6d	1	0.33mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	25d	1	0.33mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	13d	1	0.34mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	19d	1	0.51mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	6d	1	0.71mi
35 Short Branch Dr Ranson, WV	3.0	2.5	1940	$2,200	$1.13	4d	1	0.74mi
51 Cecily Way Ranson, WV	3.0	2.5	1998	$2,000	$1.00	13d	1	0.77mi
37 Cecily Way Ranson, WV	3.0	2.5	2540	$2,100	$0.83	25d	1	0.78mi
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,600	$1.36	3d	1	0.95mi
271 Swan Field Ave Charles Town, WV	3.0	2.5	1786	$2,100	$1.18	4d	1	1.05mi
351 Beauregard Blvd Charles Town, WV	3.0	3.0	2304	$1,900	$0.82	6d	1	1.36mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 20 events

1. 2026-05-11
   status Pending
2. 2026-04-30
   listed $325,000 Active
3. 2026-04-23
   historical $325,000
4. 2018-06-01
   soldstatus $215,000 Closed 385-char remark

   Show marketing remark (385 chars)

   Beautiful end unit completely finished with bump outs. Offering 3BR/2BA and (2) 1/2 BA, spacious FR, LR, KI with breakfast area and dining room and a separate sunroom. Vaulted ceilings in MBR, full bath and walk-in closet, Corian counter tops, hardwood floors throughout main level, one car garage, kitchen island and so much more. Nearby restaurants, shopping and ideal for commuters.

5. 2018-06-01
   soldstatus $215,000 Sold 385-char remark

   Show marketing remark (385 chars)

   Beautiful end unit completely finished with bump outs. Offering 3BR/2BA and (2) 1/2 BA, spacious FR, LR, KI with breakfast area and dining room and a separate sunroom. Vaulted ceilings in MBR, full bath and walk-in closet, Corian counter tops, hardwood floors throughout main level, one car garage, kitchen island and so much more. Nearby restaurants, shopping and ideal for commuters.

6. 2018-06-01
   soldstatus $215,000

   Show marketing remark (385 chars)

   Beautiful end unit completely finished with bump outs. Offering 3BR/2BA and (2) 1/2 BA, spacious FR, LR, KI with breakfast area and dining room and a separate sunroom. Vaulted ceilings in MBR, full bath and walk-in closet, Corian counter tops, hardwood floors throughout main level, one car garage, kitchen island and so much more. Nearby restaurants, shopping and ideal for commuters.

7. 2018-05-16
   status Pending 385-char remark

   Show marketing remark (385 chars)

   Beautiful end unit completely finished with bump outs. Offering 3BR/2BA and (2) 1/2 BA, spacious FR, LR, KI with breakfast area and dining room and a separate sunroom. Vaulted ceilings in MBR, full bath and walk-in closet, Corian counter tops, hardwood floors throughout main level, one car garage, kitchen island and so much more. Nearby restaurants, shopping and ideal for commuters.

8. 2018-05-01
   historical Active Under Contract 385-char remark

   Show marketing remark (385 chars)

   Beautiful end unit completely finished with bump outs. Offering 3BR/2BA and (2) 1/2 BA, spacious FR, LR, KI with breakfast area and dining room and a separate sunroom. Vaulted ceilings in MBR, full bath and walk-in closet, Corian counter tops, hardwood floors throughout main level, one car garage, kitchen island and so much more. Nearby restaurants, shopping and ideal for commuters.

9. 2018-05-01
   status Contingent (No Kick Out) 385-char remark

   Show marketing remark (385 chars)

   Beautiful end unit completely finished with bump outs. Offering 3BR/2BA and (2) 1/2 BA, spacious FR, LR, KI with breakfast area and dining room and a separate sunroom. Vaulted ceilings in MBR, full bath and walk-in closet, Corian counter tops, hardwood floors throughout main level, one car garage, kitchen island and so much more. Nearby restaurants, shopping and ideal for commuters.

10. 2018-04-22
    listed $214,900 Active 385-char remark

    Show marketing remark (385 chars)

    Beautiful end unit completely finished with bump outs. Offering 3BR/2BA and (2) 1/2 BA, spacious FR, LR, KI with breakfast area and dining room and a separate sunroom. Vaulted ceilings in MBR, full bath and walk-in closet, Corian counter tops, hardwood floors throughout main level, one car garage, kitchen island and so much more. Nearby restaurants, shopping and ideal for commuters.

11. 2018-04-22
    listed $214,900 Active 385-char remark

    Show marketing remark (385 chars)

    Beautiful end unit completely finished with bump outs. Offering 3BR/2BA and (2) 1/2 BA, spacious FR, LR, KI with breakfast area and dining room and a separate sunroom. Vaulted ceilings in MBR, full bath and walk-in closet, Corian counter tops, hardwood floors throughout main level, one car garage, kitchen island and so much more. Nearby restaurants, shopping and ideal for commuters.

12. 2016-05-02
    historical
13. 2016-04-29
    soldstatus $188,000 Sold
14. 2016-04-29
    soldstatus $188,000
15. 2016-04-26
    soldstatus $188,000
16. 2016-04-04
    status Contract
17. 2016-02-22
    historical Contingent (Kick Out)
18. 2016-02-01
    listed $190,000 Active
19. 2006-10-30
    soldstatus $343,000
20. 2006-06-29
    soldstatus $468,000

ⓘ 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: $2,658 · $222/mo
• Projected year-2 tax: $2,658 · $222/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,229
• − Mortgage interest: −$18,205
• − Property taxes: −$2,658
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − HOA: −$600
• − Depreciation: −$9,455
• Taxable loss: −$10,511
• Est. tax savings @ 24.0%: +$2,523
• After-tax cash flow: $-2,092/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

• Census place: Ranson, WV
• County: Jefferson County · 28,403 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: 90.0

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 (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%

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

Price history

-30.6% since first listed

20 events — show timeline

• 2026-05-11 Pending — BRIGHT MLS
• 2026-04-30 Listed $325,000 BRIGHT MLS
• 2026-04-23 Coming Soon $325,000 BRIGHT MLS
• 2018-06-01 Sold (Public Records) $215,000 Public Records
• 2018-06-01 Sold (MLS) $215,000 MRIS
• 2018-06-01 Sold (MLS) $215,000 BRIGHT MLS
• 2018-05-16 Pending — BRIGHT MLS
• 2018-05-01 Contingent — BRIGHT MLS
• 2018-05-01 Pending — MRIS
• 2018-04-22 Listed $214,900 MRIS
• 2018-04-22 Listed $214,900 BRIGHT MLS
• 2016-05-02 Delisted — MRIS
• 2016-04-29 Sold (MLS) $188,000 BRIGHT MLS
• 2016-04-29 Sold (MLS) $188,000 MRIS
• 2016-04-26 Sold (Public Records) $188,000 Public Records
• 2016-04-04 Pending — MRIS
• 2016-02-22 Contingent — MRIS
• 2016-02-01 Listed $190,000 MRIS
• 2006-10-30 Sold (Public Records) $343,000 Public Records
• 2006-06-29 Sold (Public Records) $468,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,658 · +14.5% YoY. Source: county tax records.