50 Coolidge Ave · Ranson, WV 25438

$295,000

2 bd · 2.5 ba · 1,397 sqft · Townhouse public records · 7 Days on market

Built 2024 2,347 sqft lot Est $284k · at est. $61/mo HOA · 3% of rent

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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 +7.8/30.0
• ARV discount +5.7/15.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.9/10.0

Listing remarks

Welcome home to this beautifully maintained three level end unit townhome located in the sought-after Presidents Pointe community! This spacious 2 bedroom, 2.5 bath home offers an open and inviting floor plan designed for comfortable everyday living. The main level features a bright living room with sliding doors leading to a large deck, perfect for relaxing or entertaining. The kitchen offers ample cabinet space, appliances, a center island, and pantry for added convenience. Upstairs, the primary suite includes a private bath with walk-in shower and generous closet space. An additional bedroom and full hall bath complete the upper level. The lower level features a recreation room and laund

Key facts

• $61 HOA
• Garage
• Built 2024

Property features AI

Finance

• HOA & community: Monthly HOA fee of $61, includes trash

Exterior

• Parking: Attached rear-entry garage (1 space); Concrete driveway
• Utilities: Public water; Public sewer; Underground utilities
• Home design: End of row townhouse; Entry: rear garage entry
• Construction: Vinyl siding; Architectural shingle roof; Other foundation; Built in Assessor source (year built from assessor)
• Exterior features: Sidewalks; Deck(s)

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Electric range/oven; Refrigerator; Kitchen island
• Bedrooms: Two bedrooms on the upper level
• Flooring: Carpet; Luxury vinyl plank; Vinyl
• Bathrooms: Two full bathrooms (upper level); One half bathroom (main level)
• Heating & cooling: Heat pump(s); Central air (electric); Electric hot water
• Interior features: Dry wall ceilings and walls; Tub/shower and walk-in shower; Kitchen island; Master bath; Sliding glass door
• Laundry & utility: Washer and dryer; Laundry located on lower floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $295k.

Deal economics

• At list price, monthly cash flow is $-394 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (31.2% below list).
• Recommended offer: $203k (31.2% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: T A Lowery Elementary School (math 27% / reading 37%, grade F, #191 of 377 statewide, top 56%, 522 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 15d 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 $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.
• 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,004 (31.2% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.76%
• DSCR: 0.79
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $283,591
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
95 Anthem St	0.04mi	2/2.5	1,387 (-1%)	7mo	$290,280	$209	91
10 Coolidge Ave	0.04mi	2/2.5	1,387 (-1%)	7mo	$309,990	$223	91
59 Anthem St	0.03mi	2/2.5	1,387 (-1%)	8mo	$280,990	$203	91
15 Capitol Mews	0.09mi	2/2.5	1,397 (0%)	8mo	$250,000	$179	89
364 Anthem St	0.27mi	2/2.5	1,387 (-1%)	1mo	$292,490	$211	85
372 Anthem St #448	0.28mi	2/2.5	1,387 (-1%)	1mo	$288,990	$208	85
483 National St	0.21mi	2/2.5	1,387 (-1%)	5mo	$268,990	$194	85
491 National St	0.21mi	2/2.5	1,387 (-1%)	5mo	$270,990	$195	85
328 Anthem St	0.23mi	2/2.5	1,387 (-1%)	5mo	$274,990	$198	84
352 Anthem St #443	0.26mi	3/2.5 (+1)	1,387 (-1%)	1mo	$292,990	$211	81
658 Thumper Dr	0.46mi	3/2.5 (+1)	1,504 (+8%)	0mo	$295,000	$196	61
55 Fuzzy Tail Dr	0.28mi	3/3.5 (+1)	1,572 (+12%)	8mo	$275,000	$175	51

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: 20.2%
• Equity multiple: 2.64×
• Total profit: $135,550
• Equity at exit: $265,759

10-year hold

• IRR: 18.5%
• Equity multiple: 6.07×
• Total profit: $418,939
• 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: 323
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,030 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$201 /mo · $2,409/yr
• Insurance: −$123
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$61
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-394

Break-even live

Break-even rent $2,529

Max offer price $225,326

Occupancy floor —

Sensitivity live

Price	-10% $-227	-5% $-311	+0% $-394	+5% $-478	+10% $-561
Rent	-10% $-555	-5% $-475	+0% $-394	+5% $-314	+10% $-234
Rate	-1.0pp $-246	-0.5pp $-319	base $-394	+0.5pp $-471	+1.0pp $-549

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Coolidge Ave Ranson, WV	2.0	2.5	1397	$1,850	$1.32	3d	1	0.01mi
99 Anthem St Ranson, WV	2.0	2.5	1387	$2,000	$1.44	26d	1	0.06mi
36 Anthem St Ranson, WV	2.0	2.5	1397	$1,800	$1.29	26d	1	0.07mi
163 Anthem St Ranson, WV	2.0	2.5	1386	$2,500	$1.80	6d	1	0.09mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	20d	1	0.10mi
214 Coolidge Ave Ranson, WV	2.0	2.5	1387	$1,925	$1.39	20d	1	0.12mi
495 National St Ranson, WV	2.0	2.5	1330	$1,850	$1.39	26d	1	0.22mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,895	$1.10	0d	1	0.79mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	14d	1	0.80mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	26d	1	0.84mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	7d	1	0.84mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	7d	1	0.88mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	26d	1	0.88mi
271 Swan Field Ave Charles Town, WV	3.0	2.5	1786	$2,100	$1.18	5d	1	1.05mi
603 N Fairfax Blvd Ranson, WV	3.0	2.0	1040	$1,850	$1.78	14d	1	1.26mi

HOA detail

• Monthly dues: $61 · $732/yr

Listing history 16 events

1. 2026-06-21
   days on market $295,000 Active 7 DOM
2. 2026-06-18
   days on market $295,000 Active 4 DOM
3. 2026-06-17
   days on market $295,000 Active 3 DOM
4. 2026-06-16
   days on market $295,000 Active 2 DOM
5. 2026-06-15
   statusdays on market $295,000 Active 1 DOM
6. 2026-06-13
   days on market $295,000 Coming Soon 16 DOM
7. 2026-06-13
   days on market $295,000 Coming Soon 15 DOM
8. 2026-06-09
   days on market $295,000 Coming Soon 12 DOM
9. 2026-06-08
   days on market $295,000 Coming Soon 11 DOM
10. 2026-06-07
    days on market $295,000 Coming Soon 10 DOM
11. 2026-06-04
    days on market $295,000 Coming Soon 7 DOM
12. 2026-06-03
    days on market $295,000 Coming Soon 6 DOM
13. 2026-06-02
    days on market $295,000 Coming Soon 5 DOM
14. 2026-06-01
    days on market $295,000 Coming Soon 4 DOM
15. 2026-05-31
    days on market $295,000 Coming Soon 3 DOM
16. 2026-05-29
    historical $295,000

ⓘ 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: $2,409 · $201/mo
• Projected year-2 tax: $2,409 · $201/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 15 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,360
• − Mortgage interest: −$16,525
• − Property taxes: −$2,409
• − Insurance: −$2,272
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − HOA: −$732
• − Depreciation: −$8,582
• Taxable loss: −$10,057
• Est. tax savings @ 24.0%: +$2,414
• After-tax cash flow: $-2,319/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

• 2026-05-29 Coming Soon $295,000 BRIGHT MLS