80 Mountaineer Ct · Ranson, WV 25414

$215,000

3 bd · 2.0 ba · 1,536 sqft · Townhouse public records · 157 Days on market

Built 1990 2,160 sqft lot Est $280k · 23% under $38/mo HOA · 2% of rent

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Why this score? — see what drove the C+ 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 +18.5/30.0
• ARV discount +15.0/15.0
• Appreciation +6.3/10.0
• DSCR +5.8/10.0
• 1% rule +4.3/10.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Townhouse located on quiet street in Tuscawilla Hills. Features a covered front porch. Interior features 3 bedrooms, 1 full, and 2 half baths. Home has been renovated with kitchen having new granite counter tops, back splash, and lighting. The upstairs bathrooms have new flooring, shower, vanities, lighting, and toilets. New carpets installed in all bedrooms, hallway, and stairs. This is a must see home that has a fenced in rear yard with small shed that backs to common area.

Key facts

• Covered front porch
• Stylish backsplash
• New flooring

Tags

• COVERED FRONT PORCH
• GRANITE COUNTERTOPS
• STYLISH BACKSPLASH
• MODERN LIGHTING
• REMODELED BATHROOMS
• NEW FLOORING

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: HOA fee of $38 per month

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric power
• Home design: Interior townhouse/rowhouse; Estimated year built; Finished above-grade area approximately 1,536
• Construction: Aluminum siding; Architectural shingle roof; Crawl space foundation
• Exterior features: Not located on tidal water; Other structures both above grade and below grade

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom; Two half bathrooms
• Heating & cooling: Heat pump(s); Central air conditioning; Electric heating fuel; Electric hot water
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $205 ($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 $199k (7.3% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: Rents rising fast (+4.3%/yr); 392 active listings in the ZIP; 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 $7k of equity ($1k loan paydown + $6k appreciation (2.7% local appreciation)).
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.7% appreciation + 4.3% rent growth), your $60k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $148k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.93% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.08%
• DSCR: 1.18
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $279,552
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Berkeley	0.24mi	3/1.5	1,504 (-2%)	4mo	$268,000	$178	80
17 Beekman Pl	0.17mi	3/2.0	1,560 (+2%)	20mo	$280,000	$179	73
28 Newington Ct N	0.21mi	3/1.5	1,408 (-8%)	5mo	$255,000	$181	70
89 Baltusrol Dr	0.45mi	2/2.5 (-1)	1,612 (+5%)	1mo	$286,900	$178	63
173 Baltusrol Dr	0.53mi	3/2.5	1,644 (+7%)	1mo	$300,000	$182	61
86 Westhall Dr	0.11mi	2/2.0 (-1)	1,414 (-8%)	22mo	$280,000	$198	58
169 Baltusrol Dr	0.52mi	3/2.5	1,644 (+7%)	6mo	$283,000	$172	57
127 Baltusrol Dr	0.49mi	3/2.5	1,584 (+3%)	19mo	$290,000	$183	55
136 Brookline Dr	0.63mi	2/2.5 (-1)	1,448 (-6%)	2mo	$350,000	$242	53
22 Brookline Cir	0.62mi	2/2.5 (-1)	1,684 (+10%)	3mo	$360,000	$214	46
284 Baltusrol Dr	0.64mi	2/2.0 (-1)	1,748 (+14%)	20mo	$360,000	$206	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.67% appreciation · 4.35% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.63×
• Total profit: $37,959
• Equity at exit: $92,761

10-year hold

• IRR: 14.2%
• Equity multiple: 3.09×
• Total profit: $125,667
• Equity at exit: $139,985

Cash invested: $60,200 (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 25414

• Home prices YoY: 0.9%
• Rents YoY: 4.3%
• Active inventory: 392
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,993 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$115 /mo · $1,379/yr
• Insurance: −$90
• HOA: −$38
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $205

Break-even live

Break-even rent $1,734

Max offer price $215,000

Occupancy floor 85%

Sensitivity live

Price	-10% $326	-5% $265	+0% $205	+5% $144	+10% $83
Rent	-10% $47	-5% $126	+0% $205	+5% $283	+10% $362
Rate	-1.0pp $313	-0.5pp $259	base $205	+0.5pp $149	+1.0pp $92

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 43 events

1. 2026-06-21
   days on market $215,000 Active 157 DOM
2. 2026-06-18
   days on market $215,000 Active 154 DOM
3. 2026-06-17
   days on market $215,000 Active 153 DOM
4. 2026-06-16
   days on market $215,000 Active 152 DOM
5. 2026-06-15
   days on market $215,000 Active 151 DOM
6. 2026-06-13
   days on market $215,000 Active 149 DOM
7. 2026-06-13
   days on market $215,000 Active 148 DOM
8. 2026-06-09
   days on market $215,000 Active 145 DOM
9. 2026-06-08
   days on market $215,000 Active 144 DOM
10. 2026-06-07
    statusdays on market $215,000 Active 143 DOM
11. 2026-05-21
    historical Active Under Contract
12. 2026-03-24
    price $215,000
13. 2026-03-24
    status Active
14. 2026-02-27
    historical Active Under Contract
15. 2026-01-04
    status Active
16. 2025-12-24
    historical Active Under Contract
17. 2025-12-16
    price $240,000
18. 2025-11-24
    listed $245,000 Active
19. 2025-11-24
    historical
20. 2025-10-21
    price $250,000
21. 2025-09-18
    price $260,000
22. 2025-09-08
    listed $275,000 Active
23. 2025-09-07
    historical
24. 2019-09-25
    soldstatus $148,000
25. 2019-09-20
    soldstatus $148,000 Closed 480-char remark

    Show marketing remark (480 chars)

    Townhouse located on quiet street in Tuscawilla Hills. Features a covered front porch. Interior features 3 bedrooms, 1 full, and 2 half baths. Home has been renovated with kitchen having new granite counter tops, back splash, and lighting. The upstairs bathrooms have new flooring, shower, vanities, lighting, and toilets. New carpets installed in all bedrooms, hallway, and stairs. This is a must see home that has a fenced in rear yard with small shed that backs to common area.

26. 2019-07-09
    status Pending 480-char remark

    Show marketing remark (480 chars)

    Townhouse located on quiet street in Tuscawilla Hills. Features a covered front porch. Interior features 3 bedrooms, 1 full, and 2 half baths. Home has been renovated with kitchen having new granite counter tops, back splash, and lighting. The upstairs bathrooms have new flooring, shower, vanities, lighting, and toilets. New carpets installed in all bedrooms, hallway, and stairs. This is a must see home that has a fenced in rear yard with small shed that backs to common area.

27. 2019-06-11
    status Active 480-char remark

    Show marketing remark (480 chars)

    Townhouse located on quiet street in Tuscawilla Hills. Features a covered front porch. Interior features 3 bedrooms, 1 full, and 2 half baths. Home has been renovated with kitchen having new granite counter tops, back splash, and lighting. The upstairs bathrooms have new flooring, shower, vanities, lighting, and toilets. New carpets installed in all bedrooms, hallway, and stairs. This is a must see home that has a fenced in rear yard with small shed that backs to common area.

28. 2019-06-07
    historical 480-char remark

    Show marketing remark (480 chars)

    Townhouse located on quiet street in Tuscawilla Hills. Features a covered front porch. Interior features 3 bedrooms, 1 full, and 2 half baths. Home has been renovated with kitchen having new granite counter tops, back splash, and lighting. The upstairs bathrooms have new flooring, shower, vanities, lighting, and toilets. New carpets installed in all bedrooms, hallway, and stairs. This is a must see home that has a fenced in rear yard with small shed that backs to common area.

29. 2019-06-05
    historical Active Under Contract 480-char remark

    Show marketing remark (480 chars)

    Townhouse located on quiet street in Tuscawilla Hills. Features a covered front porch. Interior features 3 bedrooms, 1 full, and 2 half baths. Home has been renovated with kitchen having new granite counter tops, back splash, and lighting. The upstairs bathrooms have new flooring, shower, vanities, lighting, and toilets. New carpets installed in all bedrooms, hallway, and stairs. This is a must see home that has a fenced in rear yard with small shed that backs to common area.

30. 2019-05-01
    status Pending 480-char remark

    Show marketing remark (480 chars)

    Townhouse located on quiet street in Tuscawilla Hills. Features a covered front porch. Interior features 3 bedrooms, 1 full, and 2 half baths. Home has been renovated with kitchen having new granite counter tops, back splash, and lighting. The upstairs bathrooms have new flooring, shower, vanities, lighting, and toilets. New carpets installed in all bedrooms, hallway, and stairs. This is a must see home that has a fenced in rear yard with small shed that backs to common area.

31. 2019-04-25
    price $149,900 480-char remark

    Show marketing remark (480 chars)

    Townhouse located on quiet street in Tuscawilla Hills. Features a covered front porch. Interior features 3 bedrooms, 1 full, and 2 half baths. Home has been renovated with kitchen having new granite counter tops, back splash, and lighting. The upstairs bathrooms have new flooring, shower, vanities, lighting, and toilets. New carpets installed in all bedrooms, hallway, and stairs. This is a must see home that has a fenced in rear yard with small shed that backs to common area.

32. 2019-04-06
    status Active 480-char remark

    Show marketing remark (480 chars)

    Townhouse located on quiet street in Tuscawilla Hills. Features a covered front porch. Interior features 3 bedrooms, 1 full, and 2 half baths. Home has been renovated with kitchen having new granite counter tops, back splash, and lighting. The upstairs bathrooms have new flooring, shower, vanities, lighting, and toilets. New carpets installed in all bedrooms, hallway, and stairs. This is a must see home that has a fenced in rear yard with small shed that backs to common area.

33. 2019-04-06
    historical 480-char remark

    Show marketing remark (480 chars)

    Townhouse located on quiet street in Tuscawilla Hills. Features a covered front porch. Interior features 3 bedrooms, 1 full, and 2 half baths. Home has been renovated with kitchen having new granite counter tops, back splash, and lighting. The upstairs bathrooms have new flooring, shower, vanities, lighting, and toilets. New carpets installed in all bedrooms, hallway, and stairs. This is a must see home that has a fenced in rear yard with small shed that backs to common area.

34. 2019-04-03
    status Active 480-char remark

    Show marketing remark (480 chars)

    Townhouse located on quiet street in Tuscawilla Hills. Features a covered front porch. Interior features 3 bedrooms, 1 full, and 2 half baths. Home has been renovated with kitchen having new granite counter tops, back splash, and lighting. The upstairs bathrooms have new flooring, shower, vanities, lighting, and toilets. New carpets installed in all bedrooms, hallway, and stairs. This is a must see home that has a fenced in rear yard with small shed that backs to common area.

35. 2019-03-21
    status Pending 480-char remark

    Show marketing remark (480 chars)

    Townhouse located on quiet street in Tuscawilla Hills. Features a covered front porch. Interior features 3 bedrooms, 1 full, and 2 half baths. Home has been renovated with kitchen having new granite counter tops, back splash, and lighting. The upstairs bathrooms have new flooring, shower, vanities, lighting, and toilets. New carpets installed in all bedrooms, hallway, and stairs. This is a must see home that has a fenced in rear yard with small shed that backs to common area.

36. 2019-03-14
    listed $159,900 Active 480-char remark

    Show marketing remark (480 chars)

    Townhouse located on quiet street in Tuscawilla Hills. Features a covered front porch. Interior features 3 bedrooms, 1 full, and 2 half baths. Home has been renovated with kitchen having new granite counter tops, back splash, and lighting. The upstairs bathrooms have new flooring, shower, vanities, lighting, and toilets. New carpets installed in all bedrooms, hallway, and stairs. This is a must see home that has a fenced in rear yard with small shed that backs to common area.

37. 2019-01-18
    soldstatus $60,000
38. 2008-03-03
    soldstatus $155,000
39. 2007-12-11
    historical
40. 2007-08-20
    listed
41. 2007-07-16
    historical
42. 2007-05-16
    listed
43. 1999-12-17
    soldstatus $85,500

ⓘ 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: $1,379 · $115/mo
• Projected year-2 tax: $1,379 · $115/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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: $23,919
• − Mortgage interest: −$12,043
• − Property taxes: −$1,379
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − HOA: −$456
• − Depreciation: −$6,255
• Taxable loss: −$1,116
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $2,724/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

• County: Jefferson County · 28,403 people
• City population: 7,330
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 21,073
• Household income: $105,500
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 290.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 10% Black 7% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 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: ▲ 2.67%
• Current HPI: 296.8007
• Rent YoY: ▲ 4.35%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• State GDP YoY: —
• F500 in state: 0

Price history

+151.5% since first listed

33 events — show timeline

• 2026-05-21 Contingent — BRIGHT MLS
• 2026-03-24 Price Changed $215,000 BRIGHT MLS
• 2026-03-24 Relisted — BRIGHT MLS
• 2026-02-27 Contingent — BRIGHT MLS
• 2026-01-04 Relisted — BRIGHT MLS
• 2025-12-24 Contingent — BRIGHT MLS
• 2025-12-16 Price Changed $240,000 BRIGHT MLS
• 2025-11-24 Listing Removed — BRIGHT MLS
• 2025-11-24 Listed $245,000 BRIGHT MLS
• 2025-10-21 Price Changed $250,000 BRIGHT MLS
• 2025-09-18 Price Changed $260,000 BRIGHT MLS
• 2025-09-08 Listed $275,000 BRIGHT MLS
• 2025-09-07 Coming Soon — BRIGHT MLS
• 2019-09-25 Sold (Public Records) $148,000 Public Records
• 2019-09-20 Sold (MLS) $148,000 BRIGHT MLS
• 2019-07-09 Pending — BRIGHT MLS
• 2019-06-11 Relisted — BRIGHT MLS
• 2019-06-07 Listing Removed — BRIGHT MLS
• 2019-06-05 Contingent — BRIGHT MLS
• 2019-05-01 Pending — BRIGHT MLS
• 2019-04-25 Price Changed $149,900 BRIGHT MLS
• 2019-04-06 Relisted — BRIGHT MLS
• 2019-04-06 Listing Removed — BRIGHT MLS
• 2019-04-03 Relisted — BRIGHT MLS
• 2019-03-21 Pending — BRIGHT MLS
• 2019-03-14 Listed $159,900 BRIGHT MLS
• 2019-01-18 Sold (Public Records) $60,000 Public Records
• 2008-03-03 Sold (Public Records) $155,000 Public Records
• 2007-12-11 Delisted — MRIS
• 2007-08-20 Listed — MRIS
• 2007-07-16 Delisted — MRIS
• 2007-05-16 Listed — MRIS
• 1999-12-17 Sold (Public Records) $85,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,379 · +5.4% YoY. Source: county tax records.