11 Thorton Ave · Ranson, WV 25438

$384,990

4 bd · 2.5 ba · 2,359 sqft · SingleFamily · 88 Days on market

Built 2026 Good condition 6,500 sqft lot Garage $163/sqft · 16% below area Est $458k · 16% under $64/mo HOA · 3% of rent

---

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 +14.6/15.0
• Appreciation +10.0/10.0
• Cash flow +5.6/30.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.0/10.0

Listing remarks

TO BE BUILT in Huntwell West — Ranson, WV Enjoy the convenience of living just minutes from Route 9, I-81, Charles Town, and an easy commute into Northern Virginia while still getting the space and value that makes Jefferson County so desirable. The Petunia by Maronda Homes offers over 2,300 square feet with 4 bedrooms, 2.5 bathrooms, and a 2-car garage. The main level features an open layout that makes everyday living feel comfortable and connected. The kitchen sits at the center of the home with a large island overlooking the breakfast area and family room—perfect for hosting friends, busy mornings, or quiet nights at home. Need extra space?

Key facts

• 6,500 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $385k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-805 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (30.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (36.9% below list).
• Recommended offer: $243k (36.9% 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: Ranson Elementary School (math 8% / reading 17%, grade F, #374 of 377 statewide, top 99%, 250 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; 17 comparable units currently listed for rent nearby; rentals lingering (median 82d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 76% 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 36% 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 $41k of equity ($3k loan paydown + $38k 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 ~$66k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($362k) is reasonable based on typical stale-listing flexibility.

Recommended offer $243,037 (36.9% 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 88 days. Have you received any prior offers? Is the seller open to a 37% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.63% ✗
• Cap rate: 3.79%
• Cash-on-cash: -8.96%
• DSCR: 0.60
• GRM: 13.2

CMA / ARV

• ARV (median comp): $457,500
• List price: $384,990
• Delta: -15.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Monroe Ave	0.08mi	3/2.0 (-1)	2,414 (+2%)	4mo	$429,990	$178	82
(Lot 437) 365 Gerry St	0.06mi	4/3.0	2,203 (-7%)	4mo	$483,583	$220	80
(Lot 434) 333 Gerry St	0.06mi	5/3.0 (+1)	2,486 (+5%)	2mo	$491,359	$198	79
(Lot 432) Gerry St	0.06mi	5/3.0 (+1)	2,486 (+5%)	3mo	$477,545	$192	79
(LOT 429) TBD Gerry St	0.09mi	5/3.0 (+1)	2,486 (+5%)	5mo	$461,125	$185	76
(Lot 342) 94 Thornton Ave	0.01mi	4/3.0	2,080 (-12%)	4mo	$379,999	$183	74
44 Forest Grove Ave Lot 246 HAMILTON	0.70mi	4/2.5	2,189 (-7%)	1mo	$410,000	$187	55
11 Forest Grove Ave Lot 258 HAMILTON	0.68mi	4/2.5	2,197 (-7%)	4mo	$390,600	$178	54
28 Forest Grove Ave Lot 248 HAMILTON	0.70mi	4/2.5	2,197 (-7%)	4mo	$409,290	$186	52
20 Forest Grove Ave Lot 249	0.69mi	4/2.5	2,550 (+8%)	4mo	$443,890	$174	51
422 Silver Birch Dr Lot 242 ASHTON	0.73mi	4/2.5	2,550 (+8%)	3mo	$419,990	$165	50
43 Forest Grove Ave Lot 254 ASHTON	0.71mi	5/3.5 (+1)	2,550 (+8%)	3mo	$489,990	$192	42

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: 18.0%
• Equity multiple: 2.47×
• Total profit: $158,507
• Equity at exit: $346,829

10-year hold

• IRR: 16.8%
• Equity multiple: 5.71×
• Total profit: $507,227
• Equity at exit: $747,951

Cash invested: $107,797 (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: 66 active · 21 under contract
• Months of supply: 17.2 mo (6%/mo absorbed)
• Median asking: $442,490 ($187/sqft)
• Median days on market: 74 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +3.5% 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: 13.2×

Monthly cashflow live

• Estimated rent: $2,430 high
• Mortgage (P&I): −$2,019
• Tax est. 1.5%: −$481 /mo · $5,775/yr
• Insurance: −$160
• HOA: −$64
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-805

Break-even live

Break-even rent $3,449

Max offer price $268,565

Occupancy floor —

Sensitivity live

Price	-10% $-539	-5% $-672	+0% $-805	+5% $-938	+10% $-1,071
Rent	-10% $-997	-5% $-901	+0% $-805	+5% $-709	+10% $-613
Rate	-1.0pp $-611	-0.5pp $-707	base $-805	+0.5pp $-904	+1.0pp $-1,006

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: $96,248
• Closing costs: $11,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Huntwell West Ave Ranson, WV	4.0	3.5	2400	$2,350	$0.98	60d	1	0.10mi
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,495	$1.31	76d	1	0.21mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,075	$1.20	88d	1	0.75mi
440 17th Ave Ranson, WV	3.0	2.5	2158	$2,150	$1.00	10d	1	0.75mi
1324 Cedar Valley Rd Ranson, WV	3.0	3.5	2015	$2,100	$1.04	82d	1	0.77mi
452 17th Ave Ranson, WV	3.0	2.5	2000	$2,150	$1.07	29d	1	0.77mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	108d	1	0.78mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,895	$1.10	94d	1	0.80mi
1350 Red Clover Ln Ranson, WV	3.0	2.5	1776	$2,050	$1.15	50d	1	0.82mi
1322 Cedar Valley Rd Ranson, WV	3.0	2.5	1723	$2,150	$1.25	24d	1	0.83mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	100d	1	0.93mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,050	$1.03	85d	1	1.06mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,050	$1.03	83d	1	1.06mi
225 E 2nd Ave Ranson, WV	3.0	2.0	1669	$1,800	$1.08	19d	1	1.28mi
3093 Old Leetown Pike Ranson, WV	4.0	3.0	2964	$3,095	$1.04	50d	1	1.29mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	100d	1	1.49mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	114d	1	1.50mi

Property features AI

Finance

• Other: Fee simple ownershipNo pet restrictions (pets allowed)Lease not considered
• HOA & community: Monthly HOA fee of $64HOA covers trashCommunity tot lots/playground

Exterior

• Parking: Attached front-entry garage with garage door opener (2 spaces)Asphalt driveway with room for 2 additional vehiclesTotal of 4 garage/parking spaces
• Utilities: Public waterPublic sewerMunicipal trash serviceCable TV availablePhone availableElectric availableInternet via cable, satellite or other
• Home design: Detached single-family homeEstimated year builtArchitectural shingle roofSlab foundationEnergy-efficient, double-pane Low-E insulated windows with screensENERGY STAR qualified insulated doorsR-49 ceiling insulation and R-13 exterior wall insulation
• Construction: Built by Maronda HomesCombination construction materials including masonry and vinyl sidingInsulation: batt, blown-in and spray foamCPVC/PVC plumbing
• Exterior features: Exterior lightingGutter systemSidewalksNot in a federal flood zoneAbove-grade other structures

Interior

• Kitchen: Built-in microwaveDishwasherDisposalSelf-cleaning ovenElectric oven/rangeRefrigeratorStainless steel appliancesEnergy-efficient appliancesExhaust fan
• Bedrooms: Four bedrooms on the upper level
• Flooring: Ceramic tileLuxury vinyl plankPartially carpeted
• Bathrooms: Two full bathrooms (upper levels)One half bathroom on the main level
• Heating & cooling: Central A/C with heat pump(s)Energy Star heating systemProgrammable thermostatElectric heating and cooling200+ amp electrical service
• Interior features: Open floor planCombination dining/living areaDining areaKitchen islandPantryRecessed lightingTub with showerWalk-in shower in bathroomUpgraded countertopsWalk-in closet(s)Breakfast areaFamily room off kitchenMaster bath(s)Carpet
• Laundry & utility: Upper-floor laundry with hookupsWater heater included

Listing history 41 events

1. 2026-07-20
   days on market $384,990 Active 88 DOM
2. 2026-07-18
   days on market $384,990 Active 86 DOM
3. 2026-07-18
   days on market $384,990 Active 85 DOM
4. 2026-07-16
   days on market $384,990 Active 84 DOM
5. 2026-07-15
   days on market $384,990 Active 83 DOM
6. 2026-07-14
   days on market $384,990 Active 82 DOM
7. 2026-07-13
   days on market $384,990 Active 81 DOM
8. 2026-07-13
   days on market $384,990 Active 80 DOM
9. 2026-07-11
   days on market $384,990 Active 79 DOM
10. 2026-07-10
    days on market $384,990 Active 78 DOM
11. 2026-07-09
    days on market $384,990 Active 77 DOM
12. 2026-07-07
    days on market $384,990 Active 75 DOM
13. 2026-07-06
    days on market $384,990 Active 74 DOM
14. 2026-07-06
    days on market $384,990 Active 73 DOM
15. 2026-07-05
    days on market $384,990 Active 72 DOM
16. 2026-07-03
    days on market $384,990 Active 71 DOM
17. 2026-07-02
    days on market $384,990 Active 70 DOM
18. 2026-07-01
    days on market $384,990 Active 69 DOM
19. 2026-06-30
    days on market $384,990 Active 68 DOM
20. 2026-06-29
    days on market $384,990 Active 67 DOM
21. 2026-06-28
    days on market $384,990 Active 66 DOM
22. 2026-06-27
    days on market $384,990 Active 65 DOM
23. 2026-06-26
    days on market $384,990 Active 64 DOM
24. 2026-06-24
    days on market $384,990 Active 62 DOM
25. 2026-06-22
    days on market $384,990 Active 60 DOM
26. 2026-06-21
    days on market $384,990 Active 59 DOM
27. 2026-06-18
    days on market $384,990 Active 56 DOM
28. 2026-06-17
    days on market $384,990 Active 55 DOM
29. 2026-06-16
    days on market $384,990 Active 54 DOM
30. 2026-06-15
    days on market $384,990 Active 53 DOM
31. 2026-06-13
    days on market $384,990 Active 51 DOM
32. 2026-06-13
    days on market $384,990 Active 50 DOM
33. 2026-06-09
    days on market $384,990 Active 47 DOM
34. 2026-06-08
    days on market $384,990 Active 46 DOM
35. 2026-06-07
    days on market $384,990 Active 45 DOM
36. 2026-06-04
    days on market $384,990 Active 42 DOM
37. 2026-06-03
    days on market $384,990 Active 41 DOM
38. 2026-06-02
    days on market $384,990 Active 40 DOM
39. 2026-06-01
    days on market $384,990 Active 39 DOM
40. 2026-05-31
    days on market $384,990 Active 38 DOM
41. 2026-04-23
    listed $384,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,164
• − Mortgage interest: −$21,565
• − Property taxes: −$5,775
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − HOA: −$768
• − Depreciation: −$11,200
• Taxable loss: −$16,735
• Est. tax savings @ 24.0%: +$4,016
• After-tax cash flow: $-5,639/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 · 12 photos

Good 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready and has the potential for further value increases through minor updates and improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Ranson Elementary School F WV #374/377 Nat'l #37,719/41,679 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

---

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

Property features AI

Finance

• Other: Fee simple ownershipNo pet restrictions (pets allowed)Lease not considered
• HOA & community: Monthly HOA fee of $64HOA covers trashCommunity tot lots/playground

Exterior

• Parking: Attached front-entry garage with garage door opener (2 spaces)Asphalt driveway with room for 2 additional vehiclesTotal of 4 garage/parking spaces
• Utilities: Public waterPublic sewerMunicipal trash serviceCable TV availablePhone availableElectric availableInternet via cable, satellite or other
• Home design: Detached single-family homeEstimated year builtArchitectural shingle roofSlab foundationEnergy-efficient, double-pane Low-E insulated windows with screensENERGY STAR qualified insulated doorsR-49 ceiling insulation and R-13 exterior wall insulation
• Construction: Built by Maronda HomesCombination construction materials including masonry and vinyl sidingInsulation: batt, blown-in and spray foamCPVC/PVC plumbing
• Exterior features: Exterior lightingGutter systemSidewalksNot in a federal flood zoneAbove-grade other structures

Interior

• Kitchen: Built-in microwaveDishwasherDisposalSelf-cleaning ovenElectric oven/rangeRefrigeratorStainless steel appliancesEnergy-efficient appliancesExhaust fan
• Bedrooms: Four bedrooms on the upper level
• Flooring: Ceramic tileLuxury vinyl plankPartially carpeted
• Bathrooms: Two full bathrooms (upper levels)One half bathroom on the main level
• Heating & cooling: Central A/C with heat pump(s)Energy Star heating systemProgrammable thermostatElectric heating and cooling200+ amp electrical service
• Interior features: Open floor planCombination dining/living areaDining areaKitchen islandPantryRecessed lightingTub with showerWalk-in shower in bathroomUpgraded countertopsWalk-in closet(s)Breakfast areaFamily room off kitchenMaster bath(s)Carpet
• Laundry & utility: Upper-floor laundry with hookupsWater heater included

Price history

1 event — show timeline

• 2026-04-23 Listed $384,990 BRIGHT MLS