24 Cecily Way · Ranson, WV 25438

$310,000

3 bd · 2.5 ba · 1,700 sqft · Townhouse public records · 20 Days on market

Built 2019 2,400 sqft lot Est $314k · at est. $45/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 +8.3/30.0
• ARV discount +8.1/15.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.0/10.0

Listing remarks

Welcome to 24 Cecily Way, a 3-bedroom, 2.5-bath end-unit townhome in the convenient Briar Run community of Ranson. Built in 2019, this three-level home offers a practical layout, modern finishes, and a location that keeps everyday needs close by. The entry-level features a 1-car garage and a spacious unfinished laundry/utility room, offering valuable storage and flexibility. The main level is designed for comfortable daily living with an open floor plan that includes a living room, family room, dining area, half bath, and kitchen. The kitchen features quartz countertops, a center island, electric cooking, a dishwasher, disposal, and plenty of room for a table and chairs. Luxury vinyl tile a

Key facts

• Black appliances
• Open floor plan
• Quartz countertops

Tags

• BRIAR RUN COMMUNITY
• OPEN FLOOR PLAN
• QUARTZ COUNTERTOPS
• CENTER ISLAND
• BLACK APPLIANCES
• ELECTRIC COOKING

Property features AI

Finance

• HOA & community: HOA fee of $135 quarterly; HOA covers common area maintenance, management and lawn maintenance

Exterior

• Parking: Attached front-entry garage with inside access and garage door opener (1-car); Asphalt driveway with space for 2 vehicles; On-street parking; Total of 3 garage/parking spaces
• Utilities: Public water; Public sewer; 120/240V electric service; Cable TV and phone available; Internet options: Broadband, Cable, Fixed Wireless, LTE, Satellite
• Home design: End-of-row townhouse; Fee simple ownership; Estimated year built
• Construction: Vinyl siding; Architectural shingle roof; Concrete perimeter foundation; Passive radon mitigation; Double-pane vinyl-clad windows
• Exterior features: Exterior lighting; Gutter system; Sidewalks and street lights; Front yard, rear yard and side yards; Level lot

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Refrigerator; Stove; Kitchen island; Pantry
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Luxury vinyl tile
• Bathrooms: Two full bathrooms (upper level); One half bathroom on the main level
• Heating & cooling: Heat pump(s) with electric heating; Central air (electric)
• Interior features: Open floor plan with recessed lighting; Family room off kitchen; Combination kitchen/dining and kitchen/living areas; Breakfast area; Kitchen island and eat-in kitchen/table space; Pantry; Upgraded countertops; Walk-in closet(s); Master bath(s) with walk-in shower and soaking tub; Tub/shower combination; Water treatment system; Window treatments; Drywall and tray ceilings; Sliding glass and insulated doors
• Laundry & utility: Washer and dryer in unit (lower floor); Water heater (electric); Water conditioner (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $310k.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (30.4% below list).
• Recommended offer: $216k (30.4% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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; 19 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).
• This rent runs 32% 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($305k) 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 $215,639 (30.4% 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.95%
• DSCR: 0.82
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $314,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Presidents Pointe Ave #611	0.42mi	3/2.5	1,731 (+2%)	1mo	$319,990	$185	77
300 Presidents Pointe Ave #609	0.42mi	3/2.5	1,731 (+2%)	1mo	$340,000	$196	77
316 Presidents Pointe Ave #613	0.42mi	3/2.5	1,731 (+2%)	1mo	$344,990	$199	77
658 Thumper Dr	0.10mi	3/2.5	1,504 (-12%)	0mo	$295,000	$196	76
431 Presidents Pointe Ave #450	0.59mi	3/2.5	1,731 (+2%)	1mo	$349,990	$202	69
22 United Mews #536	0.65mi	3/2.5	1,731 (+2%)	1mo	$349,990	$202	66
14 United Mews #534	0.66mi	3/2.5	1,731 (+2%)	1mo	$312,490	$181	65
18 United Mews #535	0.68mi	3/2.5	1,731 (+2%)	1mo	$319,990	$185	65
368 Anthem St #447	0.64mi	2/2.5 (-1)	1,656 (-3%)	1mo	$299,990	$181	60
348 Anthem St #442	0.62mi	3/2.5	1,891 (+11%)	1mo	$344,990	$182	52
376 Anthem St #449	0.64mi	3/2.5	1,891 (+11%)	1mo	$344,990	$182	51
1729 Destrier St	0.73mi	3/3.0	1,951 (+15%)	1mo	$329,990	$169	39

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: 21.5%
• Equity multiple: 2.73×
• Total profit: $150,589
• Equity at exit: $279,273

10-year hold

• IRR: 19.4%
• Equity multiple: 6.27×
• Total profit: $457,636
• Equity at exit: $602,262

Cash invested: $86,800 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,156 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$189 /mo · $2,270/yr
• Insurance: −$129
• HOA: −$45
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-285

Break-even live

Break-even rent $2,518

Max offer price $259,565

Occupancy floor —

Sensitivity live

Price	-10% $-110	-5% $-198	+0% $-285	+5% $-373	+10% $-461
Rent	-10% $-456	-5% $-371	+0% $-285	+5% $-200	+10% $-115
Rate	-1.0pp $-129	-0.5pp $-207	base $-285	+0.5pp $-366	+1.0pp $-448

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Cecily Way Ranson, WV	3.0	2.5	1998	$2,000	$1.00	14d	1	0.04mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	7d	1	0.07mi
214 Coolidge Ave Ranson, WV	2.0	2.5	1387	$1,925	$1.39	20d	1	0.26mi
36 Anthem St Ranson, WV	2.0	2.5	1397	$1,800	$1.29	26d	1	0.31mi
34 Coolidge Ave Ranson, WV	2.0	2.5	1397	$1,850	$1.32	3d	1	0.34mi
99 Anthem St Ranson, WV	2.0	2.5	1387	$2,000	$1.44	26d	1	0.37mi
163 Anthem St Ranson, WV	2.0	2.5	1386	$2,500	$1.80	6d	1	0.41mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	20d	1	0.41mi
495 National St Ranson, WV	2.0	2.5	1330	$1,850	$1.39	26d	1	0.56mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	14d	1	0.82mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,080	$1.05	26d	1	0.83mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,895	$1.10	0d	1	0.84mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	26d	1	0.89mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	7d	1	0.94mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	26d	1	0.94mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	7d	1	0.99mi
35 Short Branch Dr Ranson, WV	3.0	2.5	1940	$2,200	$1.13	5d	1	1.21mi
271 Swan Field Ave Charles Town, WV	3.0	2.5	1786	$2,100	$1.18	5d	1	1.40mi
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,600	$1.36	4d	1	1.48mi

HOA detail

• Monthly dues: $45 · $540/yr
• Likely covers: electric

Listing history 14 events

1. 2026-06-21
   days on market $310,000 Active 20 DOM
2. 2026-06-18
   days on market $310,000 Active 17 DOM
3. 2026-06-17
   days on market $310,000 Active 16 DOM
4. 2026-06-16
   days on market $310,000 Active 15 DOM
5. 2026-06-15
   days on market $310,000 Active 14 DOM
6. 2026-06-13
   days on market $310,000 Active 12 DOM
7. 2026-06-13
   days on market $310,000 Active 11 DOM
8. 2026-06-09
   days on market $310,000 Active 8 DOM
9. 2026-06-08
   days on market $310,000 Active 7 DOM
10. 2026-06-07
    days on market $310,000 Active 6 DOM
11. 2026-06-04
    days on market $310,000 Active 3 DOM
12. 2026-06-03
    days on market $310,000 Active 2 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $310,000 Active 1 DOM

ⓘ 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: $2,270 · $189/mo
• Projected year-2 tax: $2,270 · $189/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 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,877
• − Mortgage interest: −$17,365
• − Property taxes: −$2,270
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − HOA: −$540
• − Depreciation: −$9,018
• Taxable loss: −$9,007
• Est. tax savings @ 24.0%: +$2,162
• After-tax cash flow: $-1,264/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

• 2026-06-01 Listed $310,000 BRIGHT MLS

Property tax history

+21.2%/yr

Latest (2025): $2,270 · +4.0% YoY. Source: county tax records.