256 Swan Field Ave · Ranson, WV 25438

$308,290

2 bd · 3.0 ba · 1,312 sqft · Townhouse · 63 Days on market

Built 2026 Est $276k · 12% over

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Why this score? — see what drove the F 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 +6.5/30.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0

Listing remarks

The first floor of this three-story home features a recreation room with a convenient powder room, finished with luxury vinyl flooring. This home offers 2 bedrooms, 2 full baths and 2 powder rooms, along with an extra-long one-car driveway and a great location close to community amenities. The second level is host to an open-concept floorplan that seamlessly connects a Great Room, dining area and modern kitchen, showcasing luxury vinyl flooring throughout the main level, linen-colored cabinets, a subway tile backsplash and all appliances included, including a washer and dryer. A 10x12 deck extends the living space outdoors. On the top floor, there are two bedrooms, including the luxurious o

Key facts

• Powder room
• Great room
• Modern kitchen

Tags

• POWDER ROOM
• LUXURY VINYL FLOORING
• OPEN-CONCEPT FLOORPLAN
• GREAT ROOM
• MODERN KITCHEN
• SUBWAY TILE BACKSPLASH

Property features AI

Finance

• Other: Address: 256 Swan Field Ave, Ranson, WV 25438; Listing last modified 2026-05-03
• Financial info: List price $302,290

Exterior

• Home design: Single-family residence; Quincy plan
• Exterior features: Living area of 1,312

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms; 2 half bathrooms; 3 total bathrooms
• Interior features: Spec home (Quincy plan); Active listing

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $308k.

Deal economics

• At list price, monthly cash flow is $-518 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (33.8% below list).
• Recommended offer: $204k (33.8% 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; 15 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).

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 63 days — a 6% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,167 (33.8% 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 63 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 4.28%
• Cash-on-cash: -7.20%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $275,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Swan Field Ave Lot 233 QUINCY	0.00mi	2/3.0	1,315 (+0%)	5mo	$289,290	$220	95
291 Short Br Lot 236 QUINCY	0.04mi	2/2.5	1,315 (+0%)	4mo	$275,000	$209	92
279 Sandy Bottom Cir Lot 84 QUINCY	0.15mi	3/3.5 (+1)	1,315 (+0%)	9mo	$261,990	$199	78
271 Sandy Bottom Cir Lot 82 QUINCY	0.15mi	3/3.5 (+1)	1,315 (+0%)	11mo	$279,990	$213	77
31 Short Br Lot 169 QUINCY	0.24mi	3/3.5 (+1)	1,315 (+0%)	6mo	$265,000	$202	77
23 Short Br Lot 171 QUINCY	0.24mi	3/3.5 (+1)	1,315 (+0%)	6mo	$275,690	$210	76
55 Rolling Branch Dr Lot 144 QUINCY	0.22mi	3/3.5 (+1)	1,315 (+0%)	8mo	$276,640	$210	76
311 Sandy Bottom Cir Lot 127 QUINCY	0.15mi	3/3.5 (+1)	1,328 (+1%)	11mo	$271,990	$205	75
328 Water Course Dr Lot 159 QUINCY	0.26mi	3/3.5 (+1)	1,315 (+0%)	9mo	$272,040	$207	73
372 Anthem St #448	0.72mi	2/2.5	1,387 (+6%)	1mo	$288,990	$208	54
364 Anthem St	0.73mi	2/2.5	1,387 (+6%)	1mo	$292,490	$211	54
352 Anthem St #443	0.74mi	3/2.5 (+1)	1,387 (+6%)	1mo	$292,990	$211	48

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: 19.2%
• Equity multiple: 2.56×
• Total profit: $134,967
• Equity at exit: $277,732

10-year hold

• IRR: 17.7%
• Equity multiple: 5.91×
• Total profit: $423,442
• Equity at exit: $598,940

Cash invested: $86,321 (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: 12.6×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$1,617
• Tax est. 1.5%: −$385 /mo · $4,624/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-518

Break-even live

Break-even rent $2,697

Max offer price $233,392

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: $77,072
• Closing costs: $9,249
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
271 Swan Field Ave Charles Town, WV	3.0	2.5	1786	$2,100	$1.18	3d	1	0.08mi
495 National St Ranson, WV	2.0	2.5	1330	$1,850	$1.39	24d	1	0.83mi
163 Anthem St Ranson, WV	2.0	2.5	1386	$2,500	$1.80	4d	1	0.99mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	18d	1	0.99mi
99 Anthem St Ranson, WV	2.0	2.5	1387	$2,000	$1.44	24d	1	1.02mi
34 Coolidge Ave Ranson, WV	2.0	2.5	1397	$1,850	$1.32	1d	1	1.05mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	5d	1	1.08mi
36 Anthem St Ranson, WV	2.0	2.5	1397	$1,800	$1.29	24d	1	1.08mi
214 Coolidge Ave Ranson, WV	2.0	2.5	1387	$1,925	$1.39	18d	1	1.13mi
603 N Fairfax Blvd Ranson, WV	3.0	2.0	1040	$1,850	$1.78	12d	1	1.29mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,995	$1.16	4d	1	1.29mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	5d	1	1.30mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	24d	1	1.30mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	24d	1	1.30mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	12d	1	1.34mi

Listing history 14 events

1. 2026-06-18
   days on market $308,290 Active 63 DOM
2. 2026-06-17
   days on market $308,290 Active 62 DOM
3. 2026-06-16
   days on market $308,290 Active 61 DOM
4. 2026-06-15
   days on market $308,290 Active 60 DOM
5. 2026-06-13
   days on market $308,290 Active 58 DOM
6. 2026-06-13
   days on market $308,290 Active 57 DOM
7. 2026-06-09
   days on market $308,290 Active 54 DOM
8. 2026-06-08
   pricedays on market $308,290 Active 53 DOM
9. 2026-06-07
   pricedays on market $306,290 Active 52 DOM
10. 2026-06-04
    days on market $304,290 Active 49 DOM
11. 2026-06-03
    days on market $304,290 Active 48 DOM
12. 2026-06-02
    days on market $304,290 Active 47 DOM
13. 2026-06-01
    days on market $304,290 Active 46 DOM
14. 2026-05-31
    days on market $304,290 Active 45 DOM

ⓘ 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: $24,500
• − Mortgage interest: −$17,269
• − Property taxes: −$4,624
• − Insurance: −$1,541
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$8,968
• Taxable loss: −$11,823
• Est. tax savings @ 24.0%: +$2,838
• After-tax cash flow: $-3,374/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