405 E 7th Ave · Ranson, WV 25438

$324,000

3 bd · 2.0 ba · 1,314 sqft · SingleFamily public records · 70 Days on market

Built 1957 7,501 sqft lot Est $298k · 9% over

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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 +7.0/30.0
• ARV discount +3.6/15.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +1.2/10.0

Listing remarks MLS

* * MULTIPLE OFFERS. OFFER DEADLINE MONDAY 2/5 at 2PM. WILL REVIEW OFFERS WITH SELLER MONDAY EVENING. * * Welcome to 405 E 7th Ave, Ranson, WV. This 3 bedroom, 2 bath ranch style home has a full basement and is move-in ready. There is a partially covered front and fully covered rear deck. The backyard is fully fenced-in and features a nice storage building. The washer & dryer are located in the basement and convey with the sale. This property is within walking distance of Hollywood Casino & WVU Jefferson Medical Center. There are numerous shopping centers and restaurants close by.

Key facts

• 7,501 sq ft lot
• Built 1957
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $324k.

Deal economics

• At list price, monthly cash flow is $-471 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (25.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (35.3% below list).
• Recommended offer: $210k (35.3% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.8% in Ranson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $35k of equity ($2k loan paydown + $32k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 8 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 $255k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $209,546 (35.3% 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 70 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.65% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.22%
• DSCR: 0.72
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $298,278
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 E 10th Ave	0.30mi	3/2.0	1,300 (-1%)	6mo	$317,000	$244	80
118 Ranson Estates Cir	0.22mi	3/2.0	1,260 (-4%)	7mo	$253,900	$202	77
109 E 14th Ave	0.48mi	3/2.0	1,288 (-2%)	0mo	$325,000	$252	74
804 N Reymann St	0.49mi	3/2.0	1,300 (-1%)	2mo	$305,000	$235	73
602 N Reymann St	0.35mi	3/1.5	1,260 (-4%)	2mo	$249,000	$198	73
203 S George St	0.45mi	3/1.0	1,312 (-0%)	2mo	$225,000	$171	73
111 N Fairfax Blvd	0.15mi	3/2.0	1,120 (-15%)	7mo	$130,000	$116	62
304 S Reymann St	0.23mi	3/1.5	1,120 (-15%)	4mo	$290,000	$259	60
312 E 4th Ave	0.22mi	3/1.5	1,120 (-15%)	6mo	$249,000	$222	58
609 N Fairfax Blvd	0.36mi	3/2.0	1,132 (-14%)	6mo	$340,000	$300	55
605 N Marshall St	0.37mi	3/1.0	1,120 (-15%)	4mo	$225,000	$201	51
1041 N Mildred St	0.72mi	3/1.0	1,162 (-12%)	2mo	$264,000	$227	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: 19.9%
• Equity multiple: 2.61×
• Total profit: $146,452
• Equity at exit: $291,885

10-year hold

• IRR: 18.2%
• Equity multiple: 6.01×
• Total profit: $454,770
• Equity at exit: $629,461

Cash invested: $90,720 (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: 12.9×

Monthly cashflow live

• Estimated rent: $2,095 high
• Mortgage (P&I): −$1,699
• Tax from tax record: −$292 /mo · $3,502/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-471

Break-even live

Break-even rent $2,691

Max offer price $240,878

Occupancy floor —

Sensitivity live

Price	-10% $-287	-5% $-379	+0% $-471	+5% $-562	+10% $-654
Rent	-10% $-636	-5% $-553	+0% $-471	+5% $-388	+10% $-305
Rate	-1.0pp $-307	-0.5pp $-388	base $-471	+0.5pp $-554	+1.0pp $-640

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: $81,000
• Closing costs: $9,720
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	14d	1	0.30mi
302 N Mildred St Apt 200 Charles Town, WV	2.0	1.0	927	$1,800	$1.94	26d	1	0.57mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	7d	1	0.68mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	26d	1	0.78mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	7d	1	0.78mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	26d	1	0.84mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,895	$1.10	0d	1	0.89mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	14d	1	0.93mi
495 National St Ranson, WV	2.0	2.5	1330	$1,850	$1.39	26d	1	1.37mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	20d	1	1.41mi
163 Anthem St Ranson, WV	2.0	2.5	1386	$2,500	$1.80	6d	1	1.42mi
271 Swan Field Ave Charles Town, WV	3.0	2.5	1786	$2,100	$1.18	5d	1	1.43mi
99 Anthem St Ranson, WV	2.0	2.5	1387	$2,000	$1.44	26d	1	1.46mi
214 Coolidge Ave Ranson, WV	2.0	2.5	1387	$1,925	$1.39	20d	1	1.48mi
36 Anthem St Ranson, WV	2.0	2.5	1397	$1,800	$1.29	26d	1	1.48mi

Listing history 32 events

1. 2026-04-10
   status Pending
2. 2026-01-31
   listed $324,000 Active
3. 2026-01-22
   historical $324,000
4. 2026-01-05
   historical $2,000
5. 2025-12-03
   listed $2,000
6. 2024-04-04
   historical $2,000
7. 2024-03-31
   listed $2,000
8. 2024-03-06
   soldstatus $255,000
9. 2024-02-29
   soldstatus $255,000 Closed 602-char remark

   Show marketing remark (602 chars)

   * * MULTIPLE OFFERS. OFFER DEADLINE MONDAY 2/5 at 2PM. WILL REVIEW OFFERS WITH SELLER MONDAY EVENING. * * Welcome to 405 E 7th Ave, Ranson, WV. This 3 bedroom, 2 bath ranch style home has a full basement and is move-in ready. There is a partially covered front and fully covered rear deck. The backyard is fully fenced-in and features a nice storage building. The washer & dryer are located in the basement and convey with the sale. This property is within walking distance of Hollywood Casino & WVU Jefferson Medical Center. There are numerous shopping centers and restaurants close by.

10. 2024-02-06
    historical Active Under Contract 602-char remark

    Show marketing remark (602 chars)

    * * MULTIPLE OFFERS. OFFER DEADLINE MONDAY 2/5 at 2PM. WILL REVIEW OFFERS WITH SELLER MONDAY EVENING. * * Welcome to 405 E 7th Ave, Ranson, WV. This 3 bedroom, 2 bath ranch style home has a full basement and is move-in ready. There is a partially covered front and fully covered rear deck. The backyard is fully fenced-in and features a nice storage building. The washer & dryer are located in the basement and convey with the sale. This property is within walking distance of Hollywood Casino & WVU Jefferson Medical Center. There are numerous shopping centers and restaurants close by.

11. 2024-02-02
    listed $248,000 Active 602-char remark

    Show marketing remark (602 chars)

    * * MULTIPLE OFFERS. OFFER DEADLINE MONDAY 2/5 at 2PM. WILL REVIEW OFFERS WITH SELLER MONDAY EVENING. * * Welcome to 405 E 7th Ave, Ranson, WV. This 3 bedroom, 2 bath ranch style home has a full basement and is move-in ready. There is a partially covered front and fully covered rear deck. The backyard is fully fenced-in and features a nice storage building. The washer & dryer are located in the basement and convey with the sale. This property is within walking distance of Hollywood Casino & WVU Jefferson Medical Center. There are numerous shopping centers and restaurants close by.

12. 2024-01-24
    historical $248,000 602-char remark

    Show marketing remark (602 chars)

    * * MULTIPLE OFFERS. OFFER DEADLINE MONDAY 2/5 at 2PM. WILL REVIEW OFFERS WITH SELLER MONDAY EVENING. * * Welcome to 405 E 7th Ave, Ranson, WV. This 3 bedroom, 2 bath ranch style home has a full basement and is move-in ready. There is a partially covered front and fully covered rear deck. The backyard is fully fenced-in and features a nice storage building. The washer & dryer are located in the basement and convey with the sale. This property is within walking distance of Hollywood Casino & WVU Jefferson Medical Center. There are numerous shopping centers and restaurants close by.

13. 2021-10-29
    soldstatus $214,900
14. 2021-10-27
    soldstatus $214,900 Closed 284-char remark

    Show marketing remark (284 chars)

    Jefferson County, WV 3 bedroom, 2 bath rancher with a full basement. Move in ready and should go all loan programs. Partially covered front and fully covered rear deck. There is a nice storage building in the fenced rear yard. Full laundry in the basement. Agent related to the Owner.

15. 2021-10-25
    status Pending 284-char remark

    Show marketing remark (284 chars)

    Jefferson County, WV 3 bedroom, 2 bath rancher with a full basement. Move in ready and should go all loan programs. Partially covered front and fully covered rear deck. There is a nice storage building in the fenced rear yard. Full laundry in the basement. Agent related to the Owner.

16. 2021-09-21
    historical Active Under Contract 284-char remark

    Show marketing remark (284 chars)

    Jefferson County, WV 3 bedroom, 2 bath rancher with a full basement. Move in ready and should go all loan programs. Partially covered front and fully covered rear deck. There is a nice storage building in the fenced rear yard. Full laundry in the basement. Agent related to the Owner.

17. 2021-09-16
    listed $209,900 Active 284-char remark

    Show marketing remark (284 chars)

    Jefferson County, WV 3 bedroom, 2 bath rancher with a full basement. Move in ready and should go all loan programs. Partially covered front and fully covered rear deck. There is a nice storage building in the fenced rear yard. Full laundry in the basement. Agent related to the Owner.

18. 2013-11-15
    soldstatus $111,000
19. 2013-11-14
    historical
20. 2013-11-14
    soldstatus $92,500 Sold
21. 2013-11-14
    soldstatus $92,500
22. 2013-08-13
    status Contingent (No Kick Out)
23. 2013-08-13
    historical
24. 2013-08-09
    price $99,900
25. 2013-07-19
    price $110,000
26. 2013-05-29
    price $125,000
27. 2013-05-03
    listed $140,000 Active
28. 2013-05-03
    listed $99,900
29. 2007-05-02
    soldstatus $179,000
30. 2007-04-30
    soldstatus $179,000
31. 2007-03-14
    historical
32. 2007-03-08
    listed $179,000

ⓘ 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: $3,502 · $292/mo
• Projected year-2 tax: $3,502 · $292/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 (unshaded) · 0% 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 2% 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: $25,146
• − Mortgage interest: −$18,149
• − Property taxes: −$3,502
• − Insurance: −$1,620
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − Depreciation: −$9,425
• Taxable loss: −$11,575
• Est. tax savings @ 24.0%: +$2,778
• After-tax cash flow: $-2,869/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

+81.0% since first listed

32 events — show timeline

• 2026-04-10 Pending — BRIGHT MLS
• 2026-01-31 Listed $324,000 BRIGHT MLS
• 2026-01-22 Coming Soon $324,000 BRIGHT MLS
• 2026-01-05 Rental Removed $2,000 BRIGHTMLS
• 2025-12-03 Listed for Rent $2,000 BRIGHTMLS
• 2024-04-04 Rental Removed $2,000 BRIGHTMLS
• 2024-03-31 Listed for Rent $2,000 BRIGHTMLS
• 2024-03-06 Sold (Public Records) $255,000 Public Records
• 2024-02-29 Sold (MLS) $255,000 BRIGHT MLS
• 2024-02-06 Contingent — BRIGHT MLS
• 2024-02-02 Listed $248,000 BRIGHT MLS
• 2024-01-24 Coming Soon $248,000 BRIGHT MLS
• 2021-10-29 Sold (Public Records) $214,900 Public Records
• 2021-10-27 Sold (MLS) $214,900 BRIGHT MLS
• 2021-10-25 Pending — BRIGHT MLS
• 2021-09-21 Contingent — BRIGHT MLS
• 2021-09-16 Listed $209,900 BRIGHT MLS
• 2013-11-15 Sold (Public Records) $111,000 Public Records
• 2013-11-14 Delisted — MRIS
• 2013-11-14 Sold (MLS) $92,500 BRIGHT MLS
• 2013-11-14 Sold (MLS) $92,500 MRIS
• 2013-08-13 Pending — MRIS
• 2013-08-13 Listing Removed — BRIGHT MLS
• 2013-08-09 Price Changed $99,900 MRIS
• 2013-07-19 Price Changed $110,000 MRIS
• 2013-05-29 Price Changed $125,000 MRIS
• 2013-05-03 Listed $140,000 MRIS
• 2013-05-03 Listed $99,900 BRIGHT MLS
• 2007-05-02 Sold (Public Records) $179,000 Public Records
• 2007-04-30 Sold (MLS) $179,000 MRIS
• 2007-03-14 Delisted — MRIS
• 2007-03-08 Listed $179,000 MRIS

Property tax history

+6.8%/yr

Latest (2025): $3,502 · +166.8% YoY. Source: county tax records.