148 Baker Rd · Ranson, WV 25405

$200,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 4 Days on market

Built 1960 0.51 ac lot

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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).

• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Cash flow +6.7/30.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• 1% rule +0.5/10.0

Listing remarks

OFFER DEADLINE MONDAY MAY 11TH AT 9AM. MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST DUE BY MONDAY MAY 11TH AT 9AM. This home delivers a compelling blend of charm and easy living, creating a space that feels both refined and functional. You'll find original hardwood floors throughout the main level. The eat-in kitchen is complete with a wall oven and counter cooktop, and offers ample cabinet and countertop space. Three nice sized bedrooms and one good sized bathroom will all be found on the main level. The partially finished basement includes additional living space, a built in bar, and tons of storage space! The outdoor living is where it's at! With a concrete patio, a HUGE backyard complet

Key facts

• Built in bar
• Huge backyard
• Concrete patio

Tags

• ORIGINAL HARDWOOD FLOORS
• EAT-IN KITCHEN
• BUILT IN BAR
• CONCRETE PATIO
• HUGE BACKYARD
• TWO SHEDS

Property features AI

Exterior

• Parking: Attached carport with space for two vehicles (total 2 parking spaces)
• Utilities: Public water; Public sewer; Electric cooling fuel; Oil heating fuel
• Home design: Detached structure; Aluminum siding construction
• Construction: Block foundation; Above-grade and below-grade structures present; Year built recorded by assessor
• Exterior features: No tidal water nearby

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump with oil backup; Central air conditioning; Electric hot water
• Interior features: Partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-322 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (28.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (45.0% below list).
• Recommended offer: $110k (45.0% 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.
• Berkeley County Schools (other): math 21% / reading 38% proficiency, ranked #24 of 55 in WV (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 119 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,460 units permitted in Berkeley County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (3.8% local appreciation)).
• Berkeley County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (45.0% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.55% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.91%
• DSCR: 0.69
• GRM: 15.2

CMA / ARV

• ARV (on-the-fly): $59,616
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3354 Charles Town Rd	0.42mi	2/1.0 (-1)	894 (+4%)	17mo	$235,000	$263	56
32 Dodson Ln	0.63mi	2/2.0 (-1)	924 (+7%)	19mo	$54,000	$58	34
53 Dodson Ln	0.64mi	3/2.0	980 (+13%)	16mo	$68,000	$69	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.22×
• Total profit: $12,517
• Equity at exit: $99,562

10-year hold

• IRR: 6.7%
• Equity multiple: 2.11×
• Total profit: $62,420
• Equity at exit: $161,389

Cash invested: $56,000 (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 25405

• Home prices YoY: 1.9%
• Active inventory: 119
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-322

Break-even live

Break-even rent $1,508

Max offer price $143,056

Occupancy floor —

Sensitivity live

Price	-10% $-209	-5% $-266	+0% $-322	+5% $-379	+10% $-436
Rent	-10% $-409	-5% $-366	+0% $-322	+5% $-279	+10% $-235
Rate	-1.0pp $-222	-0.5pp $-271	base $-322	+0.5pp $-374	+1.0pp $-427

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Connector Rd Martinsburg, WV	2.0	2.0	900	$1,100	$1.22	0d	1	1.12mi

Listing history 2 events

1. 2026-05-11
   status Pending
2. 2026-05-07
   listed $200,000 Active

ⓘ 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: $710 · $59/mo
• Projected year-2 tax: $1,180 · $98/mo
• Expected delta: +$470/yr (+$39/mo · 66.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$11,203
• − Property taxes: −$710
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$5,818
• Taxable loss: −$7,644
• Est. tax savings @ 24.0%: +$1,834
• After-tax cash flow: $-2,034/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: Berkeley County Schools
• NCES district ID: 5400060
• Math proficiency: 21% ▼ -12.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $54,599
• Composite: 26.16/100
• National rank: #7273
• State rank: #24 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

• City population: 7,330
• Population (ZIP): 14,993

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 127,359 people
• By 2030: 134,684 · +5.8%
• By 2040: 148,219 · +16.4%
• By 2050: 159,300 · +25.1%
• By 2075: 179,920 · +41.3%
• By 2100: 183,896 · +44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 6% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 1% Dominican 1%
• Common ancestry: Italian 4% Scotch-Irish 3% Slovak 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Berkeley

• 2024 margin: Solid R (+35.8) · D 31.2% · R 67.0% · Other 1.8%
• 2008→2024 swing: -22.8pp toward R · 2008: -13.0pp · 2024: -35.8pp
• All cycles: 2024: R+35.8 2020: R+31.2 2016: R+37.2 2012: R+21.3 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.84%
• Current HPI: 204.0128
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-11 Pending — BRIGHT MLS
• 2026-05-07 Listed $200,000 BRIGHT MLS

Property tax history

+3.8%/yr

Latest (2025): $710 · +4.9% YoY. Source: county tax records.