135 Presidents Pointe Ave · Ranson, WV 25438

$349,900

3 bd · 2.5 ba · 1,745 sqft · Townhouse public records · 105 Days on market

Built 2021 1,759 sqft lot Est $333k · at est. $61/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
• Cash flow +6.8/30.0
• ARV discount +5.3/15.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +1.0/10.0

Listing remarks

Welcome home to this beautifully maintained 3-bedroom, 2.5-bath interior townhome located in the desirable Presidents Pointe Subdivision. Move-in ready and filled with thoughtful updates, this property offers comfort, convenience, and modern living at its finest. Step inside to find freshly painted interiors that create a bright, welcoming atmosphere. All bathrooms have been professionally recalked and sealed, ensuring a clean, refreshed look throughout. The upgraded kitchen features stylish finishes and functional design—perfect for everyday living or entertaining. This home comes equipped with a technology package, including a built-in alarm system for added security and peace of mi

Key facts

• $61 HOA
• 2 garage spots
• Built 2021

Property features AI

Finance

• Other: Not in a federal flood zone; Total below-grade finished area reported as 305 (assessor); Above-grade finished area reported as 1,440 (assessor); Pets allowed with no restrictions
• Financial info:
• HOA & community: Monthly HOA fee of $61; HOA covers common area maintenance, road maintenance, and trash

Exterior

• Parking: Attached rear-entry garage with 2 garage spaces; Driveway parking; On-street parking
• Security:
• Utilities: Public water; Public sewer; Electric service for heating, cooling, and hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Aluminum siding exterior; Concrete perimeter foundation; Above-grade and below-grade finished areas
• Exterior features: Located within city limits; No tidal water

Interior

• Kitchen:
• Bedrooms: Three bedrooms on the main level
• Flooring:
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump(s) heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Finished above-grade living area as per assessor; Basement fully finished with front entrance and connecting stairway; Garage access from basement; Basement living space included in finished area
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $350k.

Deal economics

• At list price, monthly cash flow is $-546 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (27.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (38.4% below list).
• Recommended offer: $216k (38.4% 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; 19 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 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($318k) 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 $215,594 (38.4% 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. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 38% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.62% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.69%
• DSCR: 0.70
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $333,295
• 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	0.12mi	3/2.5	1,731 (-1%)	1mo	$319,990	$185	93
300 Presidents Pointe Ave #609	0.12mi	3/2.5	1,731 (-1%)	1mo	$340,000	$196	92
316 Presidents Pointe Ave #613	0.12mi	3/2.5	1,731 (-1%)	1mo	$344,990	$199	92
431 Presidents Pointe Ave #450	0.29mi	3/2.5	1,731 (-1%)	1mo	$349,990	$202	84
435 Presidents Pointe Ave	0.30mi	3/2.5	1,731 (-1%)	2mo	$329,990	$191	84
22 United Mews #536	0.36mi	3/2.5	1,731 (-1%)	1mo	$349,990	$202	81
14 United Mews #534	0.37mi	3/2.5	1,731 (-1%)	1mo	$312,490	$181	81
18 United Mews #535	0.38mi	3/2.5	1,731 (-1%)	1mo	$319,990	$185	80
348 Anthem St #442	0.33mi	3/2.5	1,891 (+8%)	0mo	$344,990	$182	70
368 Anthem St #447	0.35mi	2/2.5 (-1)	1,656 (-5%)	1mo	$299,990	$181	70
376 Anthem St #449	0.35mi	3/2.5	1,891 (+8%)	0mo	$344,990	$182	69
658 Thumper Dr	0.39mi	3/2.5	1,504 (-14%)	0mo	$295,000	$196	59

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: 19.5%
• Equity multiple: 2.59×
• Total profit: $155,717
• Equity at exit: $315,218

10-year hold

• IRR: 18.0%
• Equity multiple: 5.96×
• Total profit: $485,767
• Equity at exit: $679,779

Cash invested: $97,972 (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: 13.5×

Monthly cashflow live

• Estimated rent: $2,156 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$208 /mo · $2,490/yr
• Insurance: −$146
• HOA: −$61
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-546

Break-even live

Break-even rent $2,847

Max offer price $253,442

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Coolidge Ave Ranson, WV	2.0	2.5	1387	$1,925	$1.39	19d	1	0.03mi
36 Anthem St Ranson, WV	2.0	2.5	1397	$1,800	$1.29	24d	1	0.04mi
99 Anthem St Ranson, WV	2.0	2.5	1387	$2,000	$1.44	24d	1	0.09mi
34 Coolidge Ave Ranson, WV	2.0	2.5	1397	$1,850	$1.32	2d	1	0.09mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	19d	1	0.11mi
163 Anthem St Ranson, WV	2.0	2.5	1386	$2,500	$1.80	4d	1	0.12mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	5d	1	0.24mi
51 Cecily Way Ranson, WV	3.0	2.5	1998	$2,000	$1.00	13d	1	0.27mi
495 National St Ranson, WV	2.0	2.5	1330	$1,850	$1.39	24d	1	0.27mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,080	$1.05	24d	1	0.61mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,995	$1.16	4d	1	0.71mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	13d	1	0.71mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	24d	1	0.75mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	5d	1	0.78mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	5d	1	0.80mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	24d	1	0.80mi
35 Short Branch Dr Ranson, WV	3.0	2.5	1940	$2,200	$1.13	4d	1	0.92mi
271 Swan Field Ave Charles Town, WV	3.0	2.5	1786	$2,100	$1.18	4d	1	1.12mi
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,600	$1.36	3d	1	1.39mi

HOA detail

• Monthly dues: $61 · $732/yr
• Likely covers: security

Listing history 18 events

1. 2026-06-18
   days on market $349,900 Active 105 DOM
2. 2026-06-17
   days on market $349,900 Active 104 DOM
3. 2026-06-16
   days on market $349,900 Active 103 DOM
4. 2026-06-15
   days on market $349,900 Active 102 DOM
5. 2026-06-13
   days on market $349,900 Active 100 DOM
6. 2026-06-13
   days on market $349,900 Active 99 DOM
7. 2026-06-09
   days on market $349,900 Active 96 DOM
8. 2026-06-08
   days on market $349,900 Active 95 DOM
9. 2026-06-07
   days on market $349,900 Active 94 DOM
10. 2026-06-04
    days on market $349,900 Active 91 DOM
11. 2026-06-03
    days on market $349,900 Active 90 DOM
12. 2026-06-02
    days on market $349,900 Active 89 DOM
13. 2026-06-01
    days on market $349,900 Active 88 DOM
14. 2026-05-31
    days on market $349,900 Active 87 DOM
15. 2026-04-18
    price $349,900
16. 2026-03-06
    listed $359,000 Active
17. 2026-03-01
    historical $359,000
18. 2023-08-25
    soldstatus $320,000

ⓘ 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: $2,490 · $208/mo
• Projected year-2 tax: $2,490 · $208/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 2% 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: $25,871
• − Mortgage interest: −$19,600
• − Property taxes: −$2,490
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − HOA: −$732
• − Depreciation: −$10,179
• Taxable loss: −$13,019
• Est. tax savings @ 24.0%: +$3,124
• After-tax cash flow: $-3,428/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

+9.3% since first listed

4 events — show timeline

• 2026-04-18 Price Changed $349,900 BRIGHT MLS
• 2026-03-06 Listed $359,000 BRIGHT MLS
• 2026-03-01 Coming Soon $359,000 BRIGHT MLS
• 2023-08-25 Sold (Public Records) $320,000 Public Records

Property tax history

+47.0%/yr

Latest (2025): $2,490 · +6.1% YoY. Source: county tax records.