171 Riparian Ln · Ranson, WV 25438

$334,000

3 bd · 3.5 ba · 2,510 sqft · Townhouse public records · 21 Days on market

Built 2006 3,049 sqft lot Est $326k · at est. $55/mo HOA · 2% of rent

---

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
• Cash flow +8.0/30.0
• ARV discount +6.4/15.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.8/10.0

Listing remarks MLS

Rare opportunity to purchase end townhouse unit with privacy fence enclosing a lovingly landscaped backyard. Gardeners delight! Unit has three finished levels and features a gas fireplace in the family room, kitchen island, master suite with luxury bath, walk-in closet, lower level recreation room, full bath and additional room for office or guests - plus a Patio. Close to commuting routes.

Key facts

• $55 HOA
• 2 parking spots
• Built 2006

Property features AI

Finance

• Other: Property manager present; Not in a federal flood zone; Lease not considered
• HOA & community: HOA fee of $55 per month; Road maintenance responsibility: HOA

Exterior

• Parking: Parking lot with two spaces (total two garage/parking spaces)
• Utilities: Public water; Public sewer; Electric available; Propane available; Cable TV available; Phone available; Underground utilities; Municipal trash not provided
• Home design: End of row townhouse; Three levels; Fee simple ownership; Property in excellent condition; Building not winterized
• Construction: Built by Gemcraft (year estimated); Vinyl siding; Architectural shingle roof; Concrete perimeter foundation; Energy-efficient windows; Above-grade and below-grade structures
• Exterior features: Rear fencing; Patio(s); Adjoins open space; Corner lot; Landscaping

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Electric oven/range; Refrigerator; Kitchen island; Breakfast area
• Bedrooms: Three bedrooms on the upper level; One bedroom on the lower level
• Flooring: Solid hardwood; Carpet; Wood floors
• Bathrooms: Three full bathrooms; One half bathroom; Two full baths on the upper level; One full bath on the lower level
• Heating & cooling: Heat pump heating; Heat pump cooling; Electric heating and cooling
• Interior features: Window treatments; Master bath(s); Bar; Soaking tub; Stall shower; Breakfast area; Dining area; Family room off kitchen; Kitchen island; Pantry; Recessed lighting; Walk-in closets; Water treatment system; Wood floors; Dry wall; French doors; Fully finished basement
• Laundry & utility: Washer and dryer (washer/dryer hookups present); Laundry located on lower floor; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $334k.

Deal economics

• At list price, monthly cash flow is $-341 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (31.7% below list).
• Recommended offer: $228k (31.7% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: 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; 8 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 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 $36k of equity ($2k loan paydown + $33k 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 ~$57k 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 ($329k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask is 61% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $207k; list at $334k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,007 (31.7% 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: 0.68% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $326,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 Riparian Ln	0.04mi	4/3.5 (+1)	2,526 (+1%)	2mo	$329,900	$131	90
29 Baltic Ln	0.07mi	4/3.5 (+1)	2,652 (+6%)	0mo	$333,000	$126	82
173 Riparian Ln	0.00mi	3/3.5	2,526 (+1%)	23mo	$319,900	$127	80
155 Riparian Ln	0.03mi	4/3.0 (+1)	2,510 (0%)	18mo	$315,000	$125	77
27 Baltic Ln	0.07mi	3/2.5	2,460 (-2%)	15mo	$315,000	$128	77
23 Riparian Ln	0.15mi	4/3.5 (+1)	2,392 (-5%)	12mo	$319,900	$134	70
7 Riparian Ln	0.15mi	4/3.5 (+1)	2,510 (0%)	22mo	$350,000	$139	70
1205 Mare St	0.70mi	3/3.0	2,342 (-7%)	0mo	$314,900	$134	54
1212 Steed St	0.73mi	3/3.0	2,510 (0%)	14mo	$320,000	$127	52
1327 Mare St	0.74mi	3/3.0	2,322 (-8%)	0mo	$327,000	$141	51
1226 Steed St	0.73mi	2/3.5 (-1)	2,380 (-5%)	10mo	$275,000	$116	44
1233 Mare St	0.71mi	4/2.5 (+1)	2,347 (-6%)	8mo	$304,500	$130	40

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: 21.2%
• Equity multiple: 2.71×
• Total profit: $160,105
• Equity at exit: $300,894

10-year hold

• IRR: 19.1%
• Equity multiple: 6.22×
• Total profit: $488,438
• Equity at exit: $648,889

Cash invested: $93,520 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,280 high
• Mortgage (P&I): −$1,752
• Tax from tax record: −$197 /mo · $2,361/yr
• Insurance: −$139
• HOA: −$55
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-341

Break-even live

Break-even rent $2,712

Max offer price $273,720

Occupancy floor —

Sensitivity live

Price	-10% $-152	-5% $-247	+0% $-341	+5% $-436	+10% $-530
Rent	-10% $-521	-5% $-431	+0% $-341	+5% $-251	+10% $-161
Rate	-1.0pp $-173	-0.5pp $-256	base $-341	+0.5pp $-428	+1.0pp $-516

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: $83,500
• Closing costs: $10,020
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Short Branch Dr Ranson, WV	3.0	2.5	1940	$2,200	$1.13	5d	1	0.15mi
271 Swan Field Ave Charles Town, WV	3.0	2.5	1786	$2,100	$1.18	5d	1	0.40mi
351 Beauregard Blvd Charles Town, WV	3.0	3.0	2304	$1,900	$0.82	7d	1	0.63mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,080	$1.05	26d	1	0.74mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	7d	1	1.25mi
51 Cecily Way Ranson, WV	3.0	2.5	1998	$2,000	$1.00	14d	1	1.29mi
37 Cecily Way Ranson, WV	3.0	2.5	2540	$2,100	$0.83	26d	1	1.30mi
214 Gumspring Dr Charles Town, WV	4.0	2.5	2148	$2,500	$1.16	22d	1	1.48mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: gas

Listing history 24 events

1. 2026-06-21
   days on market $334,000 Active 21 DOM
2. 2026-06-18
   days on market $334,000 Active 18 DOM
3. 2026-06-17
   days on market $334,000 Active 17 DOM
4. 2026-06-16
   days on market $334,000 Active 16 DOM
5. 2026-06-15
   days on market $334,000 Active 15 DOM
6. 2026-06-13
   days on market $334,000 Active 13 DOM
7. 2026-06-13
   pricedays on market $334,000 Active 12 DOM
8. 2026-06-09
   days on market $342,000 Active 9 DOM
9. 2026-06-08
   days on market $342,000 Active 8 DOM
10. 2026-06-07
    days on market $342,000 Active 7 DOM
11. 2026-06-04
    days on market $342,000 Active 4 DOM
12. 2026-06-03
    days on market $342,000 Active 3 DOM
13. 2026-06-02
    days on market $342,000 Active 2 DOM
14. 2026-06-01
    statusdays on market $342,000 Active 1 DOM
15. 2026-05-31
    days on market $342,000 Coming Soon 9 DOM
16. 2026-05-22
    historical $342,000
17. 2018-05-31
    soldstatus $207,000 Sold 397-char remark

    Show marketing remark (397 chars)

    Rare opportunity to purchase end townhouse unit with privacy fence enclosing a lovingly landscaped backyard. Gardeners delight! Unit has three finished levels and features a gas fireplace in the family room, kitchen island, master suite with luxury bath, walk-in closet, lower level recreation room, full bath and additional room for office or guests - plus a Patio. Close to commuting routes.

18. 2018-05-31
    soldstatus $207,000 Closed 397-char remark

    Show marketing remark (397 chars)

    Rare opportunity to purchase end townhouse unit with privacy fence enclosing a lovingly landscaped backyard. Gardeners delight! Unit has three finished levels and features a gas fireplace in the family room, kitchen island, master suite with luxury bath, walk-in closet, lower level recreation room, full bath and additional room for office or guests - plus a Patio. Close to commuting routes.

19. 2018-05-21
    status Pending 397-char remark

    Show marketing remark (397 chars)

    Rare opportunity to purchase end townhouse unit with privacy fence enclosing a lovingly landscaped backyard. Gardeners delight! Unit has three finished levels and features a gas fireplace in the family room, kitchen island, master suite with luxury bath, walk-in closet, lower level recreation room, full bath and additional room for office or guests - plus a Patio. Close to commuting routes.

20. 2018-05-09
    historical Active Under Contract 397-char remark

    Show marketing remark (397 chars)

    Rare opportunity to purchase end townhouse unit with privacy fence enclosing a lovingly landscaped backyard. Gardeners delight! Unit has three finished levels and features a gas fireplace in the family room, kitchen island, master suite with luxury bath, walk-in closet, lower level recreation room, full bath and additional room for office or guests - plus a Patio. Close to commuting routes.

21. 2018-05-09
    status Contingent (No Kick Out) 397-char remark

    Show marketing remark (397 chars)

    Rare opportunity to purchase end townhouse unit with privacy fence enclosing a lovingly landscaped backyard. Gardeners delight! Unit has three finished levels and features a gas fireplace in the family room, kitchen island, master suite with luxury bath, walk-in closet, lower level recreation room, full bath and additional room for office or guests - plus a Patio. Close to commuting routes.

22. 2018-05-03
    listed $207,000 Active 397-char remark

    Show marketing remark (397 chars)

    Rare opportunity to purchase end townhouse unit with privacy fence enclosing a lovingly landscaped backyard. Gardeners delight! Unit has three finished levels and features a gas fireplace in the family room, kitchen island, master suite with luxury bath, walk-in closet, lower level recreation room, full bath and additional room for office or guests - plus a Patio. Close to commuting routes.

23. 2018-05-03
    listed $207,000 Active 397-char remark

    Show marketing remark (397 chars)

    Rare opportunity to purchase end townhouse unit with privacy fence enclosing a lovingly landscaped backyard. Gardeners delight! Unit has three finished levels and features a gas fireplace in the family room, kitchen island, master suite with luxury bath, walk-in closet, lower level recreation room, full bath and additional room for office or guests - plus a Patio. Close to commuting routes.

24. 2006-09-12
    soldstatus $297,445

ⓘ 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: $2,361 · $197/mo
• Projected year-2 tax: $2,361 · $197/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 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: $27,361
• − Mortgage interest: −$18,709
• − Property taxes: −$2,361
• − Insurance: −$1,670
• − Repairs & maintenance: −$2,189
• − Management: −$2,189
• − HOA: −$660
• − Depreciation: −$9,716
• Taxable loss: −$10,134
• Est. tax savings @ 24.0%: +$2,432
• After-tax cash flow: $-1,663/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

+15.0% since first listed

9 events — show timeline

• 2026-05-22 Coming Soon $342,000 BRIGHT MLS
• 2018-05-31 Sold (MLS) $207,000 BRIGHT MLS
• 2018-05-31 Sold (MLS) $207,000 MRIS
• 2018-05-21 Pending — BRIGHT MLS
• 2018-05-09 Contingent — BRIGHT MLS
• 2018-05-09 Pending — MRIS
• 2018-05-03 Listed $207,000 BRIGHT MLS
• 2018-05-03 Listed $207,000 MRIS
• 2006-09-12 Sold (Public Records) $297,445 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,361 · +5.8% YoY. Source: county tax records.