23 United Mews · Ranson, WV 25438

$324,990

3 bd · 2.0 ba · 1,731 sqft · Townhouse · 8 Days on market

Built 2026 Est $339k · at est.

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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 +9.4/15.0
• Cash flow +6.7/30.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0

Listing remarks

Discover the Hastings at Presidents Pointe Townhomes, a new townhouse neighborhood with mountain views, near shopping, dining, and outdoor recreation. This Hastings spans three levels with a finished rec room on the lower level, giving the home a dedicated space that sits apart from the main living area. Up on the main level, the open-concept kitchen connects directly to the dining area and great room, with linen cabinetry, quartz countertops in Frost White, and GE stainless appliances carrying through the space. A pantry keeps the kitchen organized, and vinyl plank flooring runs through the kitchen and entry. Upstairs, the primary suite holds a walk-in closet and private bath, with two add

Key facts

• Walk-in closet
• Primary suite
• Deck off main level

Tags

• MOUNTAIN VIEWS
• OPEN KITCHEN
• WALK-IN PANTRY
• DECK OFF MAIN LEVEL
• PRIMARY SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price $325,990

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family plan named The Hastings; Facing not specified
• Exterior features: Living area of 1,731

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (The Hastings plan); Active listing

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $325k.

Deal economics

• At list price, monthly cash flow is $-588 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (26.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (32.8% below list).
• Recommended offer: $218k (32.8% 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; 19 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).
• This rent runs 32% 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 $35k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,321 (32.8% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.67% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.87%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $339,276
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Presidents Pointe Ave #611	0.07mi	3/2.5	1,731 (0%)	1mo	$319,990	$185	94
300 Presidents Pointe Ave #609	0.07mi	3/2.5	1,731 (0%)	1mo	$340,000	$196	94
316 Presidents Pointe Ave #613	0.07mi	3/2.5	1,731 (0%)	1mo	$344,990	$199	94
431 Presidents Pointe Ave #450	0.21mi	3/2.5	1,731 (0%)	1mo	$349,990	$202	88
22 United Mews #536	0.26mi	3/2.5	1,731 (0%)	1mo	$349,990	$202	85
14 United Mews #534	0.27mi	3/2.5	1,731 (0%)	1mo	$312,490	$181	85
18 United Mews #535	0.28mi	3/2.5	1,731 (0%)	1mo	$319,990	$185	84
368 Anthem St #447	0.27mi	2/2.5 (-1)	1,656 (-4%)	1mo	$299,990	$181	73
348 Anthem St #442	0.25mi	3/2.5	1,891 (+9%)	0mo	$344,990	$182	71
376 Anthem St #449	0.27mi	3/2.5	1,891 (+9%)	0mo	$344,990	$182	69
658 Thumper Dr	0.51mi	3/2.5	1,504 (-13%)	0mo	$295,000	$196	52
411 17th Unit HARRIETT LOT 164	0.72mi	3/2.5	1,506 (-13%)	1mo	$312,240	$207	42

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: 18.8%
• Equity multiple: 2.53×
• Total profit: $139,644
• Equity at exit: $292,777

10-year hold

• IRR: 17.4%
• Equity multiple: 5.84×
• Total profit: $440,808
• Equity at exit: $631,384

Cash invested: $90,997 (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: 12.4×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-588

Break-even live

Break-even rent $2,927

Max offer price $239,955

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: $81,248
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	19d	1	0.08mi
163 Anthem St Ranson, WV	2.0	2.5	1386	$2,500	$1.80	5d	1	0.09mi
99 Anthem St Ranson, WV	2.0	2.5	1387	$2,000	$1.44	24d	1	0.12mi
36 Anthem St Ranson, WV	2.0	2.5	1397	$1,800	$1.29	24d	1	0.15mi
34 Coolidge Ave Ranson, WV	2.0	2.5	1397	$1,850	$1.32	2d	1	0.17mi
214 Coolidge Ave Ranson, WV	2.0	2.5	1387	$1,925	$1.39	19d	1	0.17mi
495 National St Ranson, WV	2.0	2.5	1330	$1,850	$1.39	24d	1	0.19mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	5d	1	0.36mi
51 Cecily Way Ranson, WV	3.0	2.5	1998	$2,000	$1.00	13d	1	0.40mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,080	$1.05	24d	1	0.49mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,995	$1.16	5d	1	0.63mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	13d	1	0.65mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	5d	1	0.67mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	24d	1	0.68mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	5d	1	0.71mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	24d	1	0.71mi
35 Short Branch Dr Ranson, WV	3.0	2.5	1940	$2,200	$1.13	4d	1	0.79mi
271 Swan Field Ave Charles Town, WV	3.0	2.5	1786	$2,100	$1.18	4d	1	1.01mi
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,600	$1.36	3d	1	1.33mi

Listing history 7 events

1. 2026-06-18
   days on market $324,990 Active 8 DOM
2. 2026-06-17
   days on market $324,990 Active 7 DOM
3. 2026-06-16
   days on market $324,990 Active 6 DOM
4. 2026-06-15
   days on market $324,990 Active 5 DOM
5. 2026-06-13
   days on market $324,990 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $324,990 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,199
• − Mortgage interest: −$18,204
• − Property taxes: −$4,875
• − Insurance: −$2,422
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$9,454
• Taxable loss: −$12,949
• Est. tax savings @ 24.0%: +$3,108
• After-tax cash flow: $-3,944/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