1214 Mystic Dr · Ranson, WV 25438

$299,990

3 bd · 2.5 ba · 1,894 sqft · Townhouse · 21 Days on market

1,531 sqft lot Est $343k · 12% under $68/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 +13.1/15.0
• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks

Your Brand-New Mayer! Ready to Build. .. 2-car garage townhome - Ready for You This Summer with Closing Cost incentives and endless included features! Looking for a fresh start in a home that fits your lifestyle and your budget? The to-be-built Mayer at Parkland Commons gives buyers the perfect mix of space, style, and low maintenance living, all with the exciting opportunity to move in this summer. Take advantage of the current incentives for our homebuyers! This future home will feature 3 bedrooms, 2 full bathrooms, one half bath and of the biggest perks of all: the potential of a first-floor bedroom with its own private bathroom. A finished rec room comes standard in the lower-level spa

Key facts

• Finished rec room
• First-floor bedroom
• Upgraded cabinetry

Tags

• FIRST-FLOOR BEDROOM
• PRIVATE BATHROOM
• FINISHED REC ROOM
• EXPANDED KITCHEN
• WALK-IN PANTRY
• UPGRADED CABINETRY

Property features AI

Finance

• Other: In city limits
• HOA & community: HOA fee of $68 per month

Exterior

• Parking: Attached rear-entry 2-car garage with garage door opener; Driveway parking for 2 cars (total 4 parking spaces)
• Utilities: Public water; Public sewer; Electric service for heating, cooling, and hot water
• Home design: End of Row/Townhouse; Fee simple ownership; Property listed in excellent condition
• Construction: Slab foundation; Construction not completed
• Exterior features: End-of-row townhouse setting; Mixed construction materials; Above-grade other structures

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Recreation room; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $-319 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (23.1% below list).
• Recommended offer: $231k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.8% in Ranson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 9 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 $32k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Recommended offer $230,707 (23.1% 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. 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: 0.77% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.55%
• DSCR: 0.80
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $342,814
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Oasis Ave	0.08mi	3/3.0	1,894 (0%)	3mo	$323,990	$171	92
5 Oasis Ave	0.08mi	3/3.0	1,894 (0%)	4mo	$344,990	$182	91
9 Oasis Ave	0.09mi	3/3.0	1,629 (-14%)	2mo	$301,590	$185	69
34 Rolling Branch Dr Lot 116 LANCASTER	0.42mi	3/3.0	1,766 (-7%)	13mo	$315,740	$179	57
412 E 7th Ave	0.41mi	3/2.5	1,648 (-13%)	6mo	$298,999	$181	54
414 E 7th Ave	0.41mi	3/2.5	1,648 (-13%)	6mo	$320,000	$194	54
408 E 7th Ave	0.40mi	3/2.5	1,648 (-13%)	8mo	$319,999	$194	53
410 E 7th Ave	0.42mi	3/2.5	1,648 (-13%)	8mo	$306,000	$186	52
11 Sherman Ave	0.60mi	3/3.5	1,979 (+4%)	15mo	$349,990	$177	48
124 Monroe Ave	0.72mi	4/3.0 (+1)	2,000 (+6%)	3mo	$329,990	$165	48
105 Park St	0.61mi	2/3.5 (-1)	2,140 (+13%)	10mo	$279,000	$130	33
112 S Lawrence St	0.68mi	3/2.5	1,630 (-14%)	23mo	$259,900	$159	26

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: 21.1%
• Equity multiple: 2.70×
• Total profit: $143,169
• Equity at exit: $270,255

10-year hold

• IRR: 19.1%
• Equity multiple: 6.21×
• Total profit: $437,717
• Equity at exit: $582,815

Cash invested: $83,997 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,307 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$68
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-319

Break-even live

Break-even rent $2,710

Max offer price $253,891

Occupancy floor —

Sensitivity live

Price	-10% $-111	-5% $-215	+0% $-319	+5% $-422	+10% $-526
Rent	-10% $-501	-5% $-410	+0% $-319	+5% $-227	+10% $-136
Rate	-1.0pp $-168	-0.5pp $-242	base $-319	+0.5pp $-396	+1.0pp $-475

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: $74,998
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,600	$1.36	3d	1	0.78mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	5d	1	1.05mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	25d	1	1.07mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	5d	1	1.07mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	25d	1	1.13mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,995	$1.16	5d	1	1.18mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	13d	1	1.21mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,080	$1.05	25d	1	1.22mi
115 Bell Tower Ln Charles Town, WV	4.0	2.5	2223	$2,600	$1.17	3d	1	1.43mi

HOA detail

• Monthly dues: $68 · $816/yr

Listing history 6 events

1. 2026-06-04
   days on market $299,990 Active 21 DOM
2. 2026-06-03
   days on market $299,990 Active 20 DOM
3. 2026-06-02
   days on market $299,990 Active 19 DOM
4. 2026-06-01
   days on market $299,990 Active 18 DOM
5. 2026-05-31
   days on market $299,990 Active 17 DOM
6. 2026-05-14
   listed $299,990 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: $27,685
• − Mortgage interest: −$16,804
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,215
• − Management: −$2,215
• − HOA: −$816
• − Depreciation: −$8,727
• Taxable loss: −$9,092
• Est. tax savings @ 24.0%: +$2,182
• After-tax cash flow: $-1,641/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

• 2026-05-14 Listed $299,990 BRIGHT MLS