442 17th Ave Lot 204 QUINCY · Ranson, WV 25438

$293,390

2 bd · 3.0 ba · 1,341 sqft · Townhouse · 33 Days on market

Built 2026 Est $275k · 7% over $34/mo HOA · 2% 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 +6.7/30.0
• ARV discount +4.5/15.0
• 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 +0.9/10.0

Listing remarks

ESTIMATED DELIVERY: JULY 2026! Welcome to Lennar at Red Clover Meadows, a master-planned community of single-family homes and townhomes for sale with beautiful surroundings and great commuting options in Ranson, WV! Come tour the Quincy Townhome! This beautiful home has a rec room and half bath on lower level, off of the garage. The main level boasts of 9ft ceilings and wide plank flooring! The kitchen is suited with White Ornamental granite counters, cabinets in Harbor, and stainless steel appliances. Enjoy a spacious 10x12 deck off the kitchen! Upstairs you'll find 2 spacious bedrooms, 2 full bathrooms, and the laundry room for added convenience. Don't miss this one! Photos are for illust

Key facts

• Half bath
• 9ft ceilings
• Cabinets in harbor

Tags

• HALF BATH
• 9FT CEILINGS
• WIDE PLANK FLOORING
• CABINETS IN HARBOR
• STAINLESS STEEL APPLIANCES
• 10X12 DECK

Property features AI

Finance

• Other: Pets allowed with no pet restrictions; Irrigation water rights; Lease not considered
• HOA & community: Monthly HOA fee ($34); HOA amenities include tot lots/playground

Exterior

• Parking: Attached garage (1 car) with rear entry and garage door opener; Concrete driveway
• Utilities: Public water; Public sewer; Electric hot water; 200+ amp electrical service; Cable available; Underground utilities; Broadband and cable internet
• Home design: Interior townhouse/rowhouse; Built by Lennar Homes; Construction not completed; Excellent condition; Fee simple ownership; Above-grade finished area (estimated)
• Construction: Frame construction with vinyl siding; Asphalt roof; Concrete perimeter foundation; Double-pane Low-E windows with screens; Above-grade other structures
• Exterior features: Rear yard

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Electric oven/range; Refrigerator; Stainless steel appliances
• Bedrooms: Two bedrooms on upper level
• Flooring: Carpet; Ceramic tile; Laminate plank
• Bathrooms: Two full bathrooms; Two half bathrooms
• Heating & cooling: Central heating; Heat pump(s); Programmable thermostat; Central air
• Interior features: Ceiling fans; 9'+ ceilings
• Laundry & utility: Upper floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $293k.

Deal economics

• At list price, monthly cash flow is $-474 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (31.5% below list).
• Recommended offer: $201k (31.5% below list) — sets the bar for 1% rule.

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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($285k) is reasonable based on typical stale-listing flexibility.

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 $200,995 (31.5% 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 33 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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: 4.36%
• Cash-on-cash: -6.92%
• DSCR: 0.69
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $274,905
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1238 Red Clover Ln Lot 155 QUINCY	0.07mi	2/3.0	1,341 (0%)	4mo	$276,390	$206	93
1322 Red Clover Ln Lot 126 QUINCY	0.14mi	2/3.0	1,342 (+0%)	6mo	$274,990	$205	89
1326 Red Clover Ln Lot 124 QUINCY	0.17mi	2/3.0	1,342 (+0%)	5mo	$280,490	$209	88
1342 Red Clover Ln Lot 118 QUINCY	0.15mi	2/3.0	1,342 (+0%)	8mo	$258,740	$193	87
1232 Red Clover Ln Lot 158 QUINCY	0.07mi	3/3.5 (+1)	1,341 (0%)	4mo	$277,990	$207	87
411 17th Unit HARRIETT LOT 164	0.01mi	3/2.5 (+1)	1,506 (+12%)	1mo	$312,240	$207	71
403 18th Ave Unit HARRIETT LOT 134	0.14mi	3/2.5 (+1)	1,506 (+12%)	7mo	$296,390	$197	60
412 18th Ave Unit HARRIETT LOT 137	0.11mi	3/2.5 (+1)	1,542 (+15%)	5mo	$283,000	$184	59
410 18th Ave Unit HARRIETT LOT 138	0.11mi	3/2.5 (+1)	1,542 (+15%)	5mo	$283,240	$184	58
401 18th Ave Unit HARRIETT LOT 135	0.14mi	3/2.5 (+1)	1,542 (+15%)	6mo	$317,540	$206	57
413 18th Ave Unit HARRIETT LOT 129	0.13mi	3/2.5 (+1)	1,542 (+15%)	7mo	$299,840	$194	56
306 E 12th Ave Unit B	0.53mi	3/1.5 (+1)	1,240 (-8%)	7mo	$239,000	$193	46

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: 19.4%
• Equity multiple: 2.58×
• Total profit: $129,669
• Equity at exit: $264,309

10-year hold

• IRR: 17.9%
• Equity multiple: 5.94×
• Total profit: $405,682
• Equity at exit: $569,992

Cash invested: $82,149 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,010 high
• Mortgage (P&I): −$1,539
• Tax est. 1.5%: −$367 /mo · $4,401/yr
• Insurance: −$122
• HOA: −$34
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-474

Break-even live

Break-even rent $2,610

Max offer price $224,846

Occupancy floor —

Sensitivity live

Price	-10% $-271	-5% $-372	+0% $-474	+5% $-575	+10% $-676
Rent	-10% $-632	-5% $-553	+0% $-474	+5% $-394	+10% $-315
Rate	-1.0pp $-326	-0.5pp $-399	base $-474	+0.5pp $-550	+1.0pp $-627

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: $73,348
• Closing costs: $8,802
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	5d	1	0.03mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	25d	1	0.03mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	25d	1	0.08mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,995	$1.16	5d	1	0.13mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	13d	1	0.17mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	5d	1	0.22mi
603 N Fairfax Blvd Ranson, WV	3.0	2.0	1040	$1,850	$1.78	13d	1	0.46mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	19d	1	0.80mi
163 Anthem St Ranson, WV	2.0	2.5	1386	$2,500	$1.80	5d	1	0.81mi
214 Coolidge Ave Ranson, WV	2.0	2.5	1387	$1,925	$1.39	19d	1	0.82mi
99 Anthem St Ranson, WV	2.0	2.5	1387	$2,000	$1.44	25d	1	0.84mi
36 Anthem St Ranson, WV	2.0	2.5	1397	$1,800	$1.29	25d	1	0.84mi
495 National St Ranson, WV	2.0	2.5	1330	$1,850	$1.39	25d	1	0.84mi
34 Coolidge Ave Ranson, WV	2.0	2.5	1397	$1,850	$1.32	2d	1	0.88mi
302 N Mildred St Apt 200 Charles Town, WV	2.0	1.0	927	$1,800	$1.94	25d	1	1.33mi
271 Swan Field Ave Charles Town, WV	3.0	2.5	1786	$2,100	$1.18	4d	1	1.34mi

HOA detail

• Monthly dues: $34 · $408/yr

Listing history 3 events

1. 2026-05-04
   status Pending
2. 2026-04-06
   price $293,390
3. 2026-04-01
   listed $291,390 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $24,119
• − Mortgage interest: −$16,434
• − Property taxes: −$4,401
• − Insurance: −$1,467
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − HOA: −$408
• − Depreciation: −$8,535
• Taxable loss: −$10,985
• Est. tax savings @ 24.0%: +$2,636
• After-tax cash flow: $-3,048/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

+0.7% since first listed

3 events — show timeline

• 2026-05-04 Pending — BRIGHT MLS
• 2026-04-06 Price Changed $293,390 BRIGHT MLS
• 2026-04-01 Listed $291,390 BRIGHT MLS