305 E 11th Ave · Ranson, WV 25438

$329,000

3 bd · 2.5 ba · 1,920 sqft · Townhouse public records · 11 Days on market

Built 2023 4,356 sqft lot Est $348k · 5% under

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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
• ARV discount +9.9/15.0
• Cash flow +8.1/30.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.7/10.0

Listing remarks

Step into modern comfort with this beautifully maintained half-duplex, built in 2023 and still feeling brand new. Offering over 1,800 square feet of living space, this home features 3 spacious bedrooms and 2.5 bathrooms designed for today’s lifestyle. The open main level provides a seamless flow between the living, dining, and kitchen areas, perfect for entertaining or quiet nights at home. Upstairs, the primary suite offers a private retreat with its own full bath, while two additional bedrooms and another full bath provide plenty of space for family or guests. Enjoy the outdoors in your newly fenced, nicely sized yard—ideal for pets, play, or summer barbecues. With off-street

Key facts

• Open main level
• Move-in ready
• Private retreat

Tags

• BEAUTIFULLY MAINTAINED
• OPEN MAIN LEVEL
• PRIVATE RETREAT
• NEWLY FENCED YARD
• OFF-STREET PARKING
• MOVE-IN READY

Property features AI

Exterior

• Parking: Gravel driveway; Off-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Semi-detached property; Fee simple ownership; Estimated year built
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Above-grade other structures

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Stove; Refrigerator; Stainless steel appliances
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms; One half bathroom on the main level
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans; Electric heating and cooling fuel; Electric hot water
• Interior features: Living room; Dining room; Family room; Storage room
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $329k.

Deal economics

• At list price, monthly cash flow is $-323 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (33.2% below list).
• Recommended offer: $220k (33.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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; 18 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 $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $219,688 (33.2% 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: 0.67% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.21%
• DSCR: 0.81
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $347,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Oasis Ave	0.40mi	3/3.0	1,894 (-1%)	3mo	$323,990	$171	74
5 Oasis Ave	0.40mi	3/3.0	1,894 (-1%)	4mo	$344,990	$182	74
412 E 7th Ave	0.32mi	3/2.5	1,648 (-14%)	6mo	$298,999	$181	56
414 E 7th Ave	0.32mi	3/2.5	1,648 (-14%)	7mo	$320,000	$194	56
200 Huntwell West Ave	0.66mi	4/3.5 (+1)	1,989 (+4%)	1mo	$319,500	$161	54
1252 Red Clover Ln Lot 151 LANCASTER	0.64mi	3/3.0	1,750 (-9%)	4mo	$330,000	$189	50
1264 Red Clover Ln Lot 145 LANCASTER	0.66mi	3/3.0	1,750 (-9%)	3mo	$305,740	$175	50
1266 Red Clover Ln Lot 144 LANCASTER	0.66mi	3/3.0	1,750 (-9%)	3mo	$339,240	$194	50
128 Monroe Ave	0.64mi	4/3.5 (+1)	2,000 (+4%)	6mo	$324,990	$162	50
144 Monroe Ave	0.66mi	4/3.5 (+1)	2,000 (+4%)	6mo	$335,704	$168	49
1217 Steed St	0.65mi	3/3.0	1,690 (-12%)	4mo	$299,900	$177	45
1313 Cedar Valley Rd Lot 106 LANCASTER	0.72mi	3/3.0	1,726 (-10%)	6mo	$322,000	$187	43

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: 21.3%
• Equity multiple: 2.72×
• Total profit: $158,500
• Equity at exit: $296,389

10-year hold

• IRR: 19.2%
• Equity multiple: 6.24×
• Total profit: $482,745
• Equity at exit: $639,175

Cash invested: $92,120 (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: 12.5×

Monthly cashflow live

• Estimated rent: $2,197 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$196 /mo · $2,356/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-323

Break-even live

Break-even rent $2,606

Max offer price $271,909

Occupancy floor —

Sensitivity live

Price	-10% $-137	-5% $-230	+0% $-323	+5% $-416	+10% $-509
Rent	-10% $-497	-5% $-410	+0% $-323	+5% $-236	+10% $-150
Rate	-1.0pp $-157	-0.5pp $-240	base $-323	+0.5pp $-408	+1.0pp $-495

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,600	$1.36	4d	1	0.55mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	7d	1	0.55mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	26d	1	0.59mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	7d	1	0.59mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	26d	1	0.65mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,895	$1.10	0d	1	0.70mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,080	$1.05	26d	1	0.73mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	14d	1	0.74mi
35 Short Branch Dr Ranson, WV	3.0	2.5	1940	$2,200	$1.13	5d	1	1.17mi
495 National St Ranson, WV	2.0	2.5	1330	$1,850	$1.39	26d	1	1.29mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	20d	1	1.30mi
163 Anthem St Ranson, WV	2.0	2.5	1386	$2,500	$1.80	6d	1	1.31mi
99 Anthem St Ranson, WV	2.0	2.5	1387	$2,000	$1.44	26d	1	1.34mi
214 Coolidge Ave Ranson, WV	2.0	2.5	1387	$1,925	$1.39	20d	1	1.35mi
36 Anthem St Ranson, WV	2.0	2.5	1397	$1,800	$1.29	26d	1	1.36mi
34 Coolidge Ave Ranson, WV	2.0	2.5	1397	$1,850	$1.32	3d	1	1.39mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	7d	1	1.46mi
271 Swan Field Ave Charles Town, WV	3.0	2.5	1786	$2,100	$1.18	5d	1	1.48mi

Listing history 8 events

1. 2026-06-21
   days on market $329,000 Active 11 DOM
2. 2026-06-18
   days on market $329,000 Active 8 DOM
3. 2026-06-17
   days on market $329,000 Active 7 DOM
4. 2026-06-16
   days on market $329,000 Active 6 DOM
5. 2026-06-15
   days on market $329,000 Active 5 DOM
6. 2026-06-13
   days on market $329,000 Active 3 DOM
7. 2026-06-13
   remarks 687-char remark
8. 2026-06-13
   listed $329,000 Active 2 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: $2,356 · $196/mo
• Projected year-2 tax: $2,356 · $196/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,363
• − Mortgage interest: −$18,429
• − Property taxes: −$2,356
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − Depreciation: −$9,571
• Taxable loss: −$9,856
• Est. tax savings @ 24.0%: +$2,366
• After-tax cash flow: $-1,513/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

+7.9% since first listed

8 events — show timeline

• 2026-06-10 Listed $329,000 BRIGHT MLS
• 2025-12-18 Listing Removed — BRIGHT MLS
• 2025-10-28 Price Changed $329,000 BRIGHT MLS
• 2025-10-27 Relisted — BRIGHT MLS
• 2025-10-02 Listing Removed — BRIGHT MLS
• 2025-09-05 Listed $340,000 BRIGHT MLS
• 2025-08-28 Coming Soon — BRIGHT MLS
• 2023-07-18 Sold (Public Records) $305,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,356 · +9.9% YoY. Source: county tax records.