57 Stiles Way · Ranson, WV 25438

$295,000

4 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 42 Days on market

Built 2002 6,320 sqft lot Est $297k · at est.

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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).

• Cash flow +13.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.8/15.0
• DSCR +4.1/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

ONE LEVEL LIVING! This 1248sq ft 4 bedroom home needs your touch to make it your own. Easy commute to DC, Md & Va. Enjoy your deck in the fenced in back yard. Close to Shenandoah RIver and Historic Charles Town & Harpers Ferry.

Key facts

• 6,320 sq ft lot
• 4 parking spots
• Built 2002

Property features AI

Finance

• Other: Ownership: Fee simple

Exterior

• Parking: Driveway parking; Driveway fits 4 vehicles; Total of 4 garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached property; Shingle roof; Aluminum siding
• Construction: Built year per assessor; Crawl space foundation
• Exterior features: Outside city limits; Tidal water: none

Interior

• Bedrooms: 4 bedrooms on main level
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Heat pump(s) heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $14 ($172/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 $227k (23.0% below list).
• Recommended offer: $227k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 311 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,162 units permitted in Jefferson County in 2024 (360 in 5+ unit buildings).
• This rent runs 33% 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 $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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $83k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 42 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $173k; list at $295k implies a 71% 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 $227,069 (23.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $297,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Stiles Way	0.03mi	4/2.0	1,344 (+8%)	12mo	$300,000	$223	76
109 E 14th Ave	0.46mi	3/2.0 (-1)	1,288 (+3%)	0mo	$325,000	$252	68
1041 N Mildred St	0.23mi	3/1.0 (-1)	1,162 (-7%)	1mo	$264,000	$227	68
179 Robelei Dr	0.07mi	3/2.0 (-1)	1,120 (-10%)	10mo	$280,500	$250	66
804 N Reymann St	0.45mi	3/2.0 (-1)	1,300 (+4%)	2mo	$305,000	$235	65
602 N Reymann St	0.59mi	3/1.5 (-1)	1,260 (+1%)	2mo	$249,000	$198	62
304 E 12th Ave	0.61mi	3/1.5 (-1)	1,200 (-4%)	9mo	$245,000	$204	50
814 Reymann St N	0.40mi	3/2.0 (-1)	1,104 (-12%)	10mo	$300,000	$272	49
133 Lemon Rd	0.54mi	3/1.5 (-1)	1,092 (-12%)	0mo	$259,900	$238	47
113 11th Ave	0.67mi	3/2.5 (-1)	1,277 (+2%)	14mo	$312,500	$245	46
609 N Fairfax Blvd	0.66mi	3/2.0 (-1)	1,132 (-9%)	6mo	$340,000	$300	44
605 N Marshall St	0.59mi	3/1.0 (-1)	1,120 (-10%)	4mo	$225,000	$201	43

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: 24.4%
• Equity multiple: 2.95×
• Total profit: $161,451
• Equity at exit: $265,759

10-year hold

• IRR: 21.6%
• Equity multiple: 6.74×
• Total profit: $474,481
• Equity at exit: $573,120

Cash invested: $82,600 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,271 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$110 /mo · $1,315/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $14

Break-even live

Break-even rent $2,253

Max offer price $295,000

Occupancy floor 94%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 N Fairfax Blvd Ranson, WV	3.0	2.0	1040	$1,850	$1.78	13d	1	0.68mi

Listing history 13 events

1. 2026-05-19
   status Pending
2. 2026-05-05
   price $295,000
3. 2026-05-05
   status Active
4. 2026-04-29
   historical Active Under Contract
5. 2026-04-24
   status Active
6. 2026-04-19
   historical Active Under Contract
7. 2026-03-27
   listed $305,000 Active
8. 2026-03-26
   historical $305,000
9. 2007-07-12
   soldstatus $172,900 240-char remark

   Show marketing remark (240 chars)

   ONE LEVEL LIVING! This 1248sq ft 4 bedroom home needs your touch to make it your own. Easy commute to DC, Md & Va. Enjoy your deck in the fenced in back yard. Close to Shenandoah RIver and Historic Charles Town & Harpers Ferry.

10. 2007-06-04
    historical 240-char remark

    Show marketing remark (240 chars)

    ONE LEVEL LIVING! This 1248sq ft 4 bedroom home needs your touch to make it your own. Easy commute to DC, Md & Va. Enjoy your deck in the fenced in back yard. Close to Shenandoah RIver and Historic Charles Town & Harpers Ferry.

11. 2007-03-01
    listed $174,900 240-char remark

    Show marketing remark (240 chars)

    ONE LEVEL LIVING! This 1248sq ft 4 bedroom home needs your touch to make it your own. Easy commute to DC, Md & Va. Enjoy your deck in the fenced in back yard. Close to Shenandoah RIver and Historic Charles Town & Harpers Ferry.

12. 2004-01-15
    soldstatus $135,500
13. 2001-09-14
    soldstatus $24,000

ⓘ 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: $1,315 · $110/mo
• Projected year-2 tax: $1,740 · $145/mo
• Expected delta: +$425/yr (+$35/mo · 32.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 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: $27,248
• − Mortgage interest: −$16,525
• − Property taxes: −$1,315
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − Depreciation: −$8,582
• Taxable loss: −$5,008
• Est. tax savings @ 24.0%: +$1,202
• After-tax cash flow: $1,374/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): 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

+1129.2% since first listed

13 events — show timeline

• 2026-05-19 Pending — BRIGHT MLS
• 2026-05-05 Price Changed $295,000 BRIGHT MLS
• 2026-05-05 Relisted — BRIGHT MLS
• 2026-04-29 Contingent — BRIGHT MLS
• 2026-04-24 Relisted — BRIGHT MLS
• 2026-04-19 Contingent — BRIGHT MLS
• 2026-03-27 Listed $305,000 BRIGHT MLS
• 2026-03-26 Coming Soon $305,000 BRIGHT MLS
• 2007-07-12 Sold (MLS) $172,900 MRIS
• 2007-06-04 Delisted — MRIS
• 2007-03-01 Listed $174,900 MRIS
• 2004-01-15 Sold (Public Records) $135,500 Public Records
• 2001-09-14 Sold (Public Records) $24,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,315 · +4.8% YoY. Source: county tax records.