HomeSite 65 Sherman Ave · Ranson, WV 25438

$349,999

4 bd · 3.5 ba · 2,349 sqft · Townhouse · 22 Days on market

Built 2025 4,000 sqft lot $64/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
• ARV discount +7.5/15.0
• Cash flow +5.3/30.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks

🏡 Model Home – 54 Sumter Ave END UNIT! St. Peter Townhomes – The Largest in the Ranson & Charles Town Area! ✨ Customize your dream home from the ground up — don’t settle for options other buyers picked out! Enjoy spacious layouts with flexible spaces for family fun, entertaining, and weekend cookouts! 🍔🌳 💎 Up to 2,349 Sq. Ft. of Modern Luxury 💰 Special Financing Programs for first-time & move-up buyers! 🛏 3–4 Bedrooms 🛁 2.5–3.5 Bathrooms 🚗 1-Car Garage MAIN LEVEL HIGHLIGHTS • Bright open-concept design — perfect for entertaining 🥂 • Chef-inspired kitchen with stainless steel appliances, granite countertops, white or m

Key facts

• $64 HOA
• Garage
• Built 2025

🏗️ New construction. The $349,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $394,632.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $350k.

Deal economics

• At list price, monthly cash flow is $-876 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (30.7% below list).
• Recommended offer: $242k (30.7% 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 36% 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 $42k of equity ($3k loan paydown + $39k 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 ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.

Recommended offer $242,473 (30.7% 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: 0.61% ✗
• Cap rate: 3.63%
• Cash-on-cash: -9.51%
• DSCR: 0.58
• GRM: 13.6

CMA / ARV

• ARV (on-the-fly): $394,632
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
144 Monroe Ave	0.08mi	4/3.5	2,000 (-15%)	6mo	$335,704	$168	67
128 Monroe Ave	0.09mi	4/3.5	2,000 (-15%)	6mo	$324,990	$162	66

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: 17.6%
• Equity multiple: 2.44×
• Total profit: $159,231
• Equity at exit: $355,516

10-year hold

• IRR: 16.6%
• Equity multiple: 5.64×
• Total profit: $512,919
• Equity at exit: $766,683

Cash invested: $110,497 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,425 high
• Mortgage (P&I): −$2,069
• Tax est. 1.5%: −$493 /mo · $5,919/yr
• Insurance: −$164
• HOA: −$64
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-876

Break-even live

Break-even rent $3,533

Max offer price $267,921

Occupancy floor —

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: $98,658
• Closing costs: $11,839
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,600	$1.36	2d	1	0.21mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	5d	1	0.63mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	12d	1	0.66mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,995	$1.16	4d	1	0.68mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	5d	1	0.83mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,080	$1.05	24d	1	0.95mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	5d	1	1.36mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	18d	1	1.37mi
51 Cecily Way Ranson, WV	3.0	2.5	1998	$2,000	$1.00	12d	1	1.42mi
37 Cecily Way Ranson, WV	3.0	2.5	2540	$2,100	$0.83	24d	1	1.43mi

HOA detail

• Monthly dues: $64 · $768/yr

Listing history 15 events

1. 2026-06-18
   days on market $349,999 Active 22 DOM
2. 2026-06-17
   days on market $349,999 Active 21 DOM
3. 2026-06-16
   days on market $349,999 Active 20 DOM
4. 2026-06-15
   days on market $349,999 Active 19 DOM
5. 2026-06-13
   days on market $349,999 Active 17 DOM
6. 2026-06-13
   days on market $349,999 Active 16 DOM
7. 2026-06-09
   days on market $349,999 Active 13 DOM
8. 2026-06-08
   days on market $349,999 Active 12 DOM
9. 2026-06-07
   days on market $349,999 Active 11 DOM
10. 2026-06-04
    days on market $349,999 Active 8 DOM
11. 2026-06-03
    days on market $349,999 Active 7 DOM
12. 2026-06-02
    days on market $349,999 Active 6 DOM
13. 2026-06-01
    days on market $349,999 Active 5 DOM
14. 2026-05-31
    days on market $349,999 Active 4 DOM
15. 2026-05-27
    listed $349,999 Active

ⓘ 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: $29,097
• − Mortgage interest: −$22,106
• − Property taxes: −$5,919
• − Insurance: −$1,973
• − Repairs & maintenance: −$2,328
• − Management: −$2,328
• − HOA: −$768
• − Depreciation: −$11,480
• Taxable loss: −$17,805
• Est. tax savings @ 24.0%: +$4,273
• After-tax cash flow: $-6,235/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

• 2026-05-27 Listed $349,999 BRIGHT MLS