LOT 33B Oasis Ave · Ranson, WV 25438

$286,985

3 bd · 2.5 ba · 1,629 sqft · Townhouse · 1 Days on market

1,290 sqft lot Est $295k · at est. ↓ 10% 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 +9.1/30.0
• ARV discount +8.7/15.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Your Brand-New Home, Made Easy — Meet the Bruckner at Parkland Commons! Closing Cost assistance with the use of preferred lender! If you’re dreaming about a brand-new home with a warranty, 2 car garage, and brand-new appliances, the Bruckner is the perfect place to start. Even better? It is a zero-maintenance community that comes with brand new appliances, 2 car garage and you can pick your options to suit your style! 3bedrooms, 2 ½ bathrooms and a brand-new floorplan that has been recently released! It doesn't get any better! Step into a bright, open layout designed for real life. The kitchen is a total standout with a big island, granite countertops, upgraded cabinets,

Key facts

• Finished rec room
• Smart storage
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• WALK IN PANTRY
• FINISHED REC ROOM
• WIDENED STAIRCASE
• SMART STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $287k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (22.2% below list).
• Recommended offer: $223k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: 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: 323 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 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 $31k of equity ($2k loan paydown + $29k 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 ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $223,273 (22.2% 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. 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: 0.78% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.28%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $294,849
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Oasis Ave	0.02mi	3/3.0	1,629 (0%)	0mo	$309,990	$190	97
9 Oasis Ave	0.02mi	3/3.0	1,629 (0%)	2mo	$301,590	$185	95
412 E 7th Ave	0.35mi	3/2.5	1,648 (+1%)	6mo	$298,999	$181	77
414 E 7th Ave	0.35mi	3/2.5	1,648 (+1%)	7mo	$320,000	$194	76
408 E 7th Ave	0.34mi	3/2.5	1,648 (+1%)	8mo	$319,999	$194	75
410 E 7th Ave	0.36mi	3/2.5	1,648 (+1%)	8mo	$306,000	$186	75
314 E 11th Ave	0.41mi	3/1.5	1,572 (-4%)	8mo	$155,000	$99	65
101 N Marshall St	0.41mi	3/3.0	1,588 (-2%)	20mo	$237,500	$150	58
34 Rolling Branch Dr Lot 116 LANCASTER	0.48mi	3/3.0	1,766 (+8%)	13mo	$315,740	$179	51
112 S Lawrence St	0.72mi	3/2.5	1,630 (+0%)	23mo	$259,900	$159	47
141 E Park Ave	0.63mi	3/1.5	1,496 (-8%)	9mo	$224,000	$150	45

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: 22.0%
• Equity multiple: 2.77×
• Total profit: $142,358
• Equity at exit: $258,539

10-year hold

• IRR: 19.7%
• Equity multiple: 6.35×
• Total profit: $430,277
• Equity at exit: $557,549

Cash invested: $80,356 (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: 323
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,233 high
• Mortgage (P&I): −$1,505
• Tax est. 1.5%: −$359 /mo · $4,305/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-219

Break-even live

Break-even rent $2,510

Max offer price $255,233

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-120	+0% $-219	+5% $-319	+10% $-418
Rent	-10% $-396	-5% $-308	+0% $-219	+5% $-131	+10% $-43
Rate	-1.0pp $-75	-0.5pp $-146	base $-219	+0.5pp $-294	+1.0pp $-369

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: $71,746
• Closing costs: $8,610
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,600	$1.36	5d	1	0.73mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	7d	1	0.96mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	26d	1	0.99mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	7d	1	0.99mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	26d	1	1.05mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,895	$1.10	0d	1	1.10mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	14d	1	1.13mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,080	$1.05	26d	1	1.14mi
115 Bell Tower Ln Charles Town, WV	4.0	2.5	2223	$2,600	$1.17	4d	1	1.45mi
35 Short Branch Dr Ranson, WV	3.0	2.5	1940	$2,200	$1.13	6d	1	1.49mi

Listing history 4 events

1. 2026-03-25
   historical
2. 2026-03-19
   status Pending
3. 2026-03-18
   listed $286,985 Active
4. 2026-03-15
   listed $319,990 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: $26,793
• − Mortgage interest: −$16,076
• − Property taxes: −$4,305
• − Insurance: −$1,435
• − Repairs & maintenance: −$2,143
• − Management: −$2,143
• − Depreciation: −$8,349
• Taxable loss: −$7,658
• Est. tax savings @ 24.0%: +$1,838
• After-tax cash flow: $-795/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

-10.3% since first listed

4 events — show timeline

• 2026-03-25 Listing Removed — BRIGHT MLS
• 2026-03-19 Pending — BRIGHT MLS
• 2026-03-18 Listed $286,985 BRIGHT MLS
• 2026-03-15 Listed $319,990 BRIGHT MLS