93C Destrier St · Ranson, WV 25438

$339,120

4 bd · 3.5 ba · 1,951 sqft · Townhouse

Built 2026 2,300 sqft lot Est $373k · 9% under $60/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).

• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• Cash flow +6.3/30.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.6/10.0

Listing remarks

Welcome to the To-Be-Built BALLAD Floorplan at the brand new MADISON GREENS community in Ranson, WV! Luxury townhomes that live like a single family home with backyards and a prime location walkable to Potomac Towne Center and right off Rt. 9. Only 20 min from Frederick County, MD and 30 min from Loudoun County, VA. Step inside through the welcoming ground-floor foyer, leading to a versatile oversized recreation room that can easily transform into a private guest suite with the addition of a full bath. Upstairs, an expansive great room offers the perfect setting for relaxing or entertaining. The adjoining gourmet kitchen, complete with a generous island, walk-in pantry, and open dining area

Key facts

• $60 HOA
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $339k.

Deal economics

• At list price, monthly cash flow is $-596 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (32.5% below list).
• Recommended offer: $229k (32.5% 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: 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: 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: 324 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,162 units permitted in Jefferson County in 2024 (360 in 5+ unit buildings).
• This rent runs 34% 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 $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $228,829 (32.5% 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. 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: 0.67% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.53%
• DSCR: 0.66
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $372,641
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1729 Destrier St	0.22mi	3/3.0 (-1)	1,951 (0%)	1mo	$329,990	$169	82
1725 Destrier St	0.22mi	4/3.5	2,144 (+10%)	2mo	$359,990	$168	72
1737 Destrier St	0.22mi	3/3.0 (-1)	2,144 (+10%)	2mo	$365,990	$171	65
308 Presidents Pointe Ave #611	0.61mi	3/2.5 (-1)	1,731 (-11%)	1mo	$319,990	$185	43
300 Presidents Pointe Ave #609	0.61mi	3/2.5 (-1)	1,731 (-11%)	1mo	$340,000	$196	43
316 Presidents Pointe Ave #613	0.61mi	3/2.5 (-1)	1,731 (-11%)	1mo	$344,990	$199	43
304 Presidents Pointe Ave #610	0.61mi	3/2.5 (-1)	1,731 (-11%)	2mo	$319,990	$185	42
312 Presidents Pointe Ave #612	0.61mi	3/2.5 (-1)	1,731 (-11%)	2mo	$329,990	$191	42
431 Presidents Pointe Ave #450	0.73mi	3/2.5 (-1)	1,731 (-11%)	1mo	$349,990	$202	37
435 Presidents Pointe Ave	0.73mi	3/2.5 (-1)	1,731 (-11%)	2mo	$329,990	$191	37
455 Presidents Pointe Ave	0.74mi	3/2.5 (-1)	1,731 (-11%)	2mo	$329,990	$191	36
459 Presidents Pointe Ave #457	0.75mi	3/2.5 (-1)	1,731 (-11%)	2mo	$344,990	$199	35

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: 19.0%
• Equity multiple: 2.55×
• Total profit: $146,816
• Equity at exit: $305,506

10-year hold

• IRR: 17.6%
• Equity multiple: 5.87×
• Total profit: $462,334
• Equity at exit: $658,836

Cash invested: $94,954 (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: 324
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,288 high
• Mortgage (P&I): −$1,778
• Tax est. 1.5%: −$424 /mo · $5,087/yr
• Insurance: −$141
• HOA: −$60
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-596

Break-even live

Break-even rent $3,043

Max offer price $252,902

Occupancy floor —

Sensitivity live

Price	-10% $-361	-5% $-479	+0% $-596	+5% $-713	+10% $-830
Rent	-10% $-777	-5% $-686	+0% $-596	+5% $-505	+10% $-415
Rate	-1.0pp $-425	-0.5pp $-510	base $-596	+0.5pp $-684	+1.0pp $-773

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: $84,780
• Closing costs: $10,174
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	14d	1	0.25mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,895	$1.10	0d	1	0.29mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	6d	1	0.40mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	25d	1	0.40mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,080	$1.05	25d	1	0.47mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	6d	1	0.54mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	6d	1	0.55mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	19d	1	0.60mi
51 Cecily Way Ranson, WV	3.0	2.5	1998	$2,000	$1.00	14d	1	0.61mi
37 Cecily Way Ranson, WV	3.0	2.5	2540	$2,100	$0.83	25d	1	0.62mi
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,600	$1.36	4d	1	0.89mi
35 Short Branch Dr Ranson, WV	3.0	2.5	1940	$2,200	$1.13	5d	1	1.15mi
271 Swan Field Ave Charles Town, WV	3.0	2.5	1786	$2,100	$1.18	5d	1	1.44mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 4 events

1. 2026-03-18
   listed $339,120
2. 2026-03-18
   historical
3. 2026-02-25
   listed $296,990 Active
4. 2026-02-25
   historical

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

Taxation est. · year 1

• Rental income: $27,459
• − Mortgage interest: −$18,996
• − Property taxes: −$5,087
• − Insurance: −$1,696
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − HOA: −$720
• − Depreciation: −$9,865
• Taxable loss: −$13,298
• Est. tax savings @ 24.0%: +$3,191
• After-tax cash flow: $-3,959/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

+14.2% since first listed

4 events — show timeline

• 2026-03-18 Listing Removed — BRIGHT MLS
• 2026-03-18 Listed $339,120 BRIGHT MLS
• 2026-02-25 Listing Removed — BRIGHT MLS
• 2026-02-25 Listed $296,990 BRIGHT MLS