267 Huntwell West Ave · Ranson, WV 25438

$335,999

4 bd · 3.5 ba · 2,349 sqft · Townhouse · 32 Days on market

Built 2026 4,000 sqft lot Est $395k · 15% under $64/mo HOA · 3% of rent ↓ 6% since listing

---

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 +14.2/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.3/10.0

Listing remarks

🏡 54 Sumter Ave Model Home | June 2026 Delivery St. Peter ‘G’ – 4BR | 3.5BA | 1-Car Garage | Finished Lower Level🔥 Under Construction – Secure It Now Before Completion! The largest townhome floorplan in the Ranson & Charles Town area — offering up to 2,349 sq. ft. of modern living space. ✨ Home Highlights 🍽 Open-concept main level perfect for entertaining 🪨 Granite countertops + designer backsplash 🧰 Stainless steel appliances 🪵 Luxury vinyl plank flooring 🌅 Composite deck 🛏 4 Bedrooms 🛁 3.5 Bathrooms 🚗 1-Car Garage with opener + remotes 🛌 Upper Level Retreat 🚿 Deluxe Silver primary bath with rain shower 👕 Spacious walk-in closet 🧺 Bedroom-level laundry

Key facts

• $64 HOA
• Garage
• Built 2026

Property features AI

Finance

• Other: Pets allowed with no pet restrictions; Irrigation water rights; Model home / directions available for community location
• HOA & community: Monthly HOA fee of $65; HOA includes trash service; Community amenities include tot lots/playground

Exterior

• Parking: Attached garage with garage door opener (1-car)
• Utilities: Public water; Public sewer; Electric hot water; Cable, satellite, broadband internet available; Cable TV and phone service available
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Excellent condition; Construction by Maronda Homes; Construction not completed (model/home community); Architectural shingle roof; No basement (slab foundation)
• Construction: Shake siding and stone exterior materials; Slab foundation; Energy-efficient windows
• Exterior features: Exterior lighting; Gutter system; Sidewalks; Not in a federal flood zone

Interior

• Kitchen: Built-in microwave; Microwave; Oven - Single (electric); Oven/Range - Electric; Dishwasher; Disposal; Refrigerator; Icemaker; Water dispenser; Stainless steel appliances; Energy-efficient appliances
• Bedrooms: Three bedrooms on the upper level
• Flooring: Luxury vinyl plank; Partially carpeted
• Bathrooms: Two full bathrooms on upper level; One half bathroom on main level
• Heating & cooling: Energy Star heating system (electric); Central A/C (electric)
• Interior features: Open floor plan with 9'+ ceilings; Combination kitchen/dining and kitchen/living areas; Family room off the kitchen; Kitchen island; Eat-in kitchen; Master bath; Walk-in shower and tub/shower combination; Walk-in closet(s); Ceiling fans; Upgraded countertops; Carpet in some areas
• Laundry & utility: Upper floor laundry with hookups

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $336k.

Deal economics

• At list price, monthly cash flow is $-476 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (28.1% below list).
• Recommended offer: $242k (28.1% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.8% in Ranson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: T A Lowery Elementary School (math 27% / reading 37%, grade F, #191 of 377 statewide, top 56%, 522 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; 10 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 35% 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

• It's been on market 32 days — a 3% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $241,719 (28.1% 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 32 days. Have you received any prior offers? Is the seller open to a 28% 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. 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: 0.72% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.08%
• DSCR: 0.73
• GRM: 11.6

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	0.04mi	4/3.5	2,000 (-15%)	6mo	$335,704	$168	68
128 Monroe Ave	0.06mi	4/3.5	2,000 (-15%)	6mo	$324,990	$162	68

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: 20.0%
• Equity multiple: 2.62×
• Total profit: $152,725
• Equity at exit: $302,695

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $473,765
• Equity at exit: $652,772

Cash invested: $94,080 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,417 high
• Mortgage (P&I): −$1,762
• Tax est. 1.5%: −$420 /mo · $5,040/yr
• Insurance: −$140
• HOA: −$64
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-476

Break-even live

Break-even rent $3,020

Max offer price $267,058

Occupancy floor —

Sensitivity live

Price	-10% $-244	-5% $-360	+0% $-476	+5% $-593	+10% $-709
Rent	-10% $-667	-5% $-572	+0% $-476	+5% $-381	+10% $-285
Rate	-1.0pp $-307	-0.5pp $-391	base $-476	+0.5pp $-563	+1.0pp $-652

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: $84,000
• Closing costs: $10,080
• 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	4d	1	0.21mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	7d	1	0.63mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	14d	1	0.66mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,895	$1.10	0d	1	0.68mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	7d	1	0.83mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,080	$1.05	26d	1	0.95mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	7d	1	1.36mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	20d	1	1.37mi
51 Cecily Way Ranson, WV	3.0	2.5	1998	$2,000	$1.00	14d	1	1.42mi
37 Cecily Way Ranson, WV	3.0	2.5	2540	$2,100	$0.83	26d	1	1.43mi

HOA detail

• Monthly dues: $64 · $768/yr

Listing history 3 events

1. 2026-04-23
   listed $314,990 Active
2. 2026-04-04
   status Pending
3. 2026-03-03
   listed $335,999 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: $29,006
• − Mortgage interest: −$18,821
• − Property taxes: −$5,040
• − Insurance: −$1,680
• − Repairs & maintenance: −$2,321
• − Management: −$2,321
• − HOA: −$768
• − Depreciation: −$9,775
• Taxable loss: −$11,718
• Est. tax savings @ 24.0%: +$2,812
• After-tax cash flow: $-2,905/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

-6.3% since first listed

3 events — show timeline

• 2026-04-23 Listed $314,990 BRIGHT MLS
• 2026-04-04 Pending — BRIGHT MLS
• 2026-03-03 Listed $335,999 BRIGHT MLS