201 Huntwell West Ave · Ranson, WV 25438

$319,880

3 bd · 2.5 ba · 1,560 sqft · Townhouse

Built 2026 4,000 sqft lot Est $320k · at est. $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 +7.0/30.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.2/10.0

Key facts

• $64 HOA
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $320k.

Deal economics

• At list price, monthly cash flow is $-475 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (28.8% below list).
• Recommended offer: $228k (28.8% 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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 33% 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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $227,826 (28.8% 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. 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: 0.71% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.36%
• DSCR: 0.72
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $319,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Huntwell West Ave	0.01mi	3/2.5	1,600 (+3%)	3mo	$298,499	$187	93
411 17th Unit HARRIETT LOT 164	0.61mi	3/2.5	1,506 (-4%)	1mo	$312,240	$207	65
412 18th Ave Unit HARRIETT LOT 137	0.64mi	3/2.5	1,542 (-1%)	5mo	$283,000	$184	64
410 18th Ave Unit HARRIETT LOT 138	0.64mi	3/2.5	1,542 (-1%)	5mo	$283,240	$184	64
401 18th Ave Unit HARRIETT LOT 135	0.63mi	3/2.5	1,542 (-1%)	6mo	$317,540	$206	64
1264 Red Clover Ln Lot 145 LANCASTER	0.60mi	3/3.0	1,750 (+12%)	3mo	$305,740	$175	47
1266 Red Clover Ln Lot 144 LANCASTER	0.60mi	3/3.0	1,750 (+12%)	3mo	$339,240	$194	47
1252 Red Clover Ln Lot 151 LANCASTER	0.59mi	3/3.0	1,750 (+12%)	4mo	$330,000	$189	47
1232 Red Clover Ln Lot 158 QUINCY	0.57mi	3/3.5	1,341 (-14%)	4mo	$277,990	$207	43
1238 Red Clover Ln Lot 155 QUINCY	0.58mi	2/3.0 (-1)	1,341 (-14%)	4mo	$276,390	$206	40
1326 Red Clover Ln Lot 124 QUINCY	0.65mi	2/3.0 (-1)	1,342 (-14%)	5mo	$280,490	$209	35
1322 Red Clover Ln Lot 126 QUINCY	0.63mi	2/3.0 (-1)	1,342 (-14%)	6mo	$274,990	$205	35

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: 19.8%
• Equity multiple: 2.61×
• Total profit: $144,049
• Equity at exit: $288,173

10-year hold

• IRR: 18.1%
• Equity multiple: 6.00×
• Total profit: $448,127
• Equity at exit: $621,456

Cash invested: $89,566 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$1,677
• Tax est. 1.5%: −$400 /mo · $4,798/yr
• Insurance: −$133
• HOA: −$64
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-475

Break-even live

Break-even rent $2,879

Max offer price $251,177

Occupancy floor —

Sensitivity live

Price	-10% $-254	-5% $-364	+0% $-475	+5% $-585	+10% $-696
Rent	-10% $-655	-5% $-565	+0% $-475	+5% $-385	+10% $-295
Rate	-1.0pp $-314	-0.5pp $-393	base $-475	+0.5pp $-558	+1.0pp $-642

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: $79,970
• Closing costs: $9,596
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	0.13mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	25d	1	0.59mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	5d	1	0.59mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	25d	1	0.61mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	13d	1	0.63mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,995	$1.16	5d	1	0.65mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	5d	1	0.77mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,080	$1.05	25d	1	0.90mi
214 Coolidge Ave Ranson, WV	2.0	2.5	1387	$1,925	$1.39	19d	1	1.34mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	19d	1	1.35mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	5d	1	1.36mi
163 Anthem St Ranson, WV	2.0	2.5	1386	$2,500	$1.80	5d	1	1.36mi
36 Anthem St Ranson, WV	2.0	2.5	1397	$1,800	$1.29	25d	1	1.37mi
99 Anthem St Ranson, WV	2.0	2.5	1387	$2,000	$1.44	25d	1	1.38mi
34 Coolidge Ave Ranson, WV	2.0	2.5	1397	$1,850	$1.32	2d	1	1.41mi
51 Cecily Way Ranson, WV	3.0	2.5	1998	$2,000	$1.00	13d	1	1.42mi
495 National St Ranson, WV	2.0	2.5	1330	$1,850	$1.39	25d	1	1.42mi

HOA detail

• Monthly dues: $64 · $768/yr

Listing history 4 events

1. 2026-04-24
   listed $319,880
2. 2026-04-24
   historical
3. 2026-03-15
   historical
4. 2026-03-03
   listed $309,990 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: $27,339
• − Mortgage interest: −$17,918
• − Property taxes: −$4,798
• − Insurance: −$1,599
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − HOA: −$768
• − Depreciation: −$9,306
• Taxable loss: −$11,425
• Est. tax savings @ 24.0%: +$2,742
• After-tax cash flow: $-2,956/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

+3.2% since first listed

4 events — show timeline

• 2026-04-24 Listing Removed — BRIGHT MLS
• 2026-04-24 Listed $319,880 BRIGHT MLS
• 2026-03-15 Listing Removed — BRIGHT MLS
• 2026-03-03 Listed $309,990 BRIGHT MLS