101 S George St · Ranson, WV 25438

$175,000

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 49 Days on market

Built 1940 6,250 sqft lot Est $280k · 37% under

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Why this score? — see what drove the B- 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 +21.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great opportunity in the heart of Ranson. This 2-bedroom, 1-bath home is being sold AS-IS and offers strong potential for both buyers looking to renovate and investors seeking their next project. Set on an extra-large corner lot, the property includes a detached garage and a covered front porch—adding to its overall appeal. Inside, the existing layout provides a solid starting point with the flexibility to reconfigure into a 3-bedroom, 2-bath home, maximizing both space and value. Located within walking distance to downtown Ranson and nearby Charles Town, with convenient access to local shops, dining, and commuter routes.

Key facts

• Covered front porch
• Detached garage
• 6,250 sq ft lot

Tags

• EXTRA-LARGE CORNER LOT
• DETACHED GARAGE
• COVERED FRONT PORCH
• CONVENIENT ACCESS TO DINING

Property features AI

Exterior

• Parking: Detached front-entry garage (1 car); Concrete and gravel driveways; Driveway parking for 4 vehicles; Off-street parking for 4 vehicles; Total of 9 garage/parking spaces
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Detached structure; Two-story home; Main entrance faces southwest; Above-grade and below-grade structures
• Construction: Stucco construction; Shingle roof; Permanent foundation; Built year reported by assessor
• Exterior features: Porch(es); Exterior lighting; Above-ground personal pool; Corner lot with front, rear and side yards; Level lot

Interior

• Kitchen: Electric oven/range; Stove; Refrigerator; Counter/space for dining
• Bedrooms: Two bedrooms on the upper level
• Flooring: Carpet; Wood floors
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard electric heating; Window air conditioning units (electric)
• Interior features: Tub with shower; Carpeted areas; Formal dining room; Dining area; Window treatments; Wood floors; Living room, dining room, foyer, bonus room
• Laundry & utility: Washer and dryer in unit; Main floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/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 $170k (2.9% below list).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 311 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,162 units permitted in Jefferson County in 2024 (360 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.97% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $279,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 S George St	0.10mi	3/1.0 (+1)	1,312 (+12%)	2mo	$225,000	$171	69
304 S Reymann St	0.42mi	3/1.5 (+1)	1,120 (-5%)	4mo	$290,000	$259	62
106 S Mcdonald St	0.20mi	3/1.0 (+1)	1,040 (-12%)	5mo	$250,000	$240	62
605 N Marshall St	0.68mi	3/1.0 (+1)	1,120 (-5%)	4mo	$225,000	$201	53
133 Lemon Rd	0.61mi	3/1.5 (+1)	1,092 (-7%)	0mo	$259,900	$238	52
602 N Reymann St	0.61mi	3/1.5 (+1)	1,260 (+7%)	2mo	$249,000	$198	51
631 Eagle Ave	0.68mi	2/1.0	1,299 (+10%)	5mo	$204,000	$157	47
316 S West St	0.72mi	2/1.0	1,058 (-10%)	3mo	$240,000	$227	47
109 E 14th Ave	0.66mi	3/2.0 (+1)	1,288 (+10%)	0mo	$325,000	$252	44
206 E 14th Ave	0.68mi	3/1.0 (+1)	1,056 (-10%)	3mo	$275,000	$260	44
502 E 6th Ave	0.57mi	3/2.0 (+1)	1,008 (-14%)	1mo	$315,000	$313	40
804 N Reymann St	0.70mi	3/2.0 (+1)	1,300 (+10%)	2mo	$305,000	$235	39

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: 27.9%
• Equity multiple: 3.21×
• Total profit: $108,139
• Equity at exit: $157,654

10-year hold

• IRR: 24.3%
• Equity multiple: 7.29×
• Total profit: $308,317
• Equity at exit: $339,987

Cash invested: $49,000 (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: 311
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$918
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$73
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $202

Break-even live

Break-even rent $1,444

Max offer price $175,000

Occupancy floor 83%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 E 3rd Ave Ranson, WV	1.0	1.0	700	$1,000	$1.43	20d	1	0.31mi
302 N Mildred St Apt 200 Charles Town, WV	2.0	1.0	927	$1,800	$1.94	24d	1	0.40mi
102 N Lawrence St Charles Town, WV	1.0	1.0	971	$1,500	$1.54	24d	1	0.53mi
603 N Fairfax Blvd Ranson, WV	3.0	2.0	1040	$1,850	$1.78	12d	1	0.69mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	24d	1	1.19mi

Listing history 15 events

1. 2026-06-18
   days on market $175,000 Active 49 DOM
2. 2026-06-17
   days on market $175,000 Active 48 DOM
3. 2026-06-16
   days on market $175,000 Active 47 DOM
4. 2026-06-15
   days on market $175,000 Active 46 DOM
5. 2026-06-13
   days on market $175,000 Active 44 DOM
6. 2026-06-13
   days on market $175,000 Active 43 DOM
7. 2026-06-09
   days on market $175,000 Active 40 DOM
8. 2026-06-08
   days on market $175,000 Active 39 DOM
9. 2026-06-07
   days on market $175,000 Active 38 DOM
10. 2026-06-04
    days on market $175,000 Active 35 DOM
11. 2026-06-03
    days on market $175,000 Active 34 DOM
12. 2026-06-02
    days on market $175,000 Active 33 DOM
13. 2026-06-01
    days on market $175,000 Active 32 DOM
14. 2026-05-31
    days on market $175,000 Active 31 DOM
15. 2026-04-30
    listed $175,000 Active

ⓘ 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: $1,138 · $95/mo
• Projected year-2 tax: $1,138 · $95/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 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,395
• − Mortgage interest: −$9,803
• − Property taxes: −$1,138
• − Insurance: −$1,542
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$5,091
• Taxable loss: −$441
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $2,526/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

1 event — show timeline

• 2026-04-30 Listed $175,000 BRIGHT MLS

Property tax history

+1.2%/yr

Latest (2025): $1,138 · +12.2% YoY. Source: county tax records.