372 Anthem St #448 · Ranson, WV 25438

$289,990

2 bd · 2.5 ba · 1,387 sqft · Townhouse · 58 Days on market

Built 2026 1,600 sqft lot Est $290k · at est. $61/mo HOA · 3% of rent ↓ 4% since listing

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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 +6.6/30.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.9/10.0

Listing remarks

"Built New- Built for You! Imagine waking up to soft morning light streaming through oversized windows, coffee in hand, as mountain views greet you from your private deck. Welcome to The Charleston by Stanley Martin Homes! A beautiful three-story garage townhome designed with comfort, style, and convenience in mind. Featuring a spacious open-concept layout, 9-foot ceilings, and expansive 6-foot windows, this home is filled with natural light that enhances every space. The modern kitchen is the heart of the home, complete with a large center island, white cabinetry, and elegant quartz countertops — perfect for gathering with family and friends. The seamless flow between the kit

Key facts

• Private deck
• Large center island
• Modern kitchen

Tags

• PRIVATE DECK
• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• LARGE CENTER ISLAND
• WHITE CABINETRY
• ELEGANT QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Property manager present; Not in a federal flood zone; Energy- and water-conserving features including advanced framing, low-VOC insulation and paint, and low-flow fixtures
• HOA & community: HOA fee $61 per month; HOA covers snow removal and trash; Community amenities include common grounds, jog/walk path, and playground

Exterior

• Parking: Attached rear-entry garage (1 car)
• Utilities: Public water; Public sewer; Electric available (120/240V, circuit breakers); Underground utilities; Phone available; Fiber optic internet; Electric hot water
• Home design: Interior townhouse/rowhouse; Built by Stanley Martin Homes; Fee simple ownership; Property condition: Very good; Construction not completed (per listing); No basement; Above-grade living space finished
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation and slab; Above-grade structure; Double-pane, energy-efficient Low-E windows with screens and vinyl-clad frames; R-15 exterior wall insulation
• Exterior features: Sidewalks; Street lights; Common grounds; Jog/walk path; Tot lots/playground; Irrigation water rights

Interior

• Kitchen: Built-in microwave; ENERGY STAR dishwasher; ENERGY STAR refrigerator; Icemaker; Electric oven/range; Garbage disposal; Water heater
• Bedrooms: Two bedrooms on the upper level
• Flooring: Wood floors; Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom on the main level
• Heating & cooling: Electric heat pump with electric backup; Energy Star heating system; Central A/C; Energy Star cooling system; Programmable thermostat
• Interior features: Open floor plan; Family room off kitchen; Gourmet kitchen with island and table space; Upgraded countertops; 9'+ ceilings; Drywall interior walls and ceilings; R-38 ceiling insulation; Carpet and wood flooring; Vinyl flooring; Insulated and sliding glass doors
• Laundry & utility: Laundry hookups on lower floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $290k.

Deal economics

• At list price, monthly cash flow is $-542 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (27.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (30.6% below list).
• Recommended offer: $201k (30.6% 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: 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: 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: 311 active listings in the ZIP; 15 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).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.

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 $201,226 (30.6% 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. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 4.33%
• Cash-on-cash: -7.03%
• DSCR: 0.69
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $289,883
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
372 Anthem St #448	0.00mi	2/2.5	1,387 (0%)	1mo	$288,990	$208	99
364 Anthem St	0.01mi	2/2.5	1,387 (0%)	1mo	$292,490	$211	99
328 Anthem St	0.05mi	2/2.5	1,387 (0%)	5mo	$274,990	$198	94
352 Anthem St #443	0.02mi	3/2.5 (+1)	1,387 (0%)	1mo	$292,990	$211	93
483 National St	0.07mi	2/2.5	1,387 (0%)	5mo	$268,990	$194	92
491 National St	0.07mi	2/2.5	1,387 (0%)	5mo	$270,990	$195	92
95 Anthem St	0.27mi	2/2.5	1,387 (0%)	7mo	$290,280	$209	82
10 Coolidge Ave	0.32mi	2/2.5	1,387 (0%)	7mo	$309,990	$223	80
220 Swan Field Ave Lot 233 QUINCY	0.72mi	2/3.0	1,315 (-5%)	5mo	$289,290	$220	51
31 Short Br Lot 169 QUINCY	0.60mi	3/3.5 (+1)	1,315 (-5%)	6mo	$265,000	$202	50
23 Short Br Lot 171 QUINCY	0.60mi	3/3.5 (+1)	1,315 (-5%)	6mo	$275,690	$210	50
658 Thumper Dr	0.73mi	3/2.5 (+1)	1,504 (+8%)	0mo	$295,000	$196	47

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: 18.7%
• Equity multiple: 2.52×
• Total profit: $123,536
• Equity at exit: $261,246

10-year hold

• IRR: 17.3%
• Equity multiple: 5.82×
• Total profit: $391,146
• Equity at exit: $563,387

Cash invested: $81,197 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,012 high
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$61
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-542

Break-even live

Break-even rent $2,698

Max offer price $211,587

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: $72,498
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
495 National St Ranson, WV	2.0	2.5	1330	$1,850	$1.39	24d	1	0.08mi
163 Anthem St Ranson, WV	2.0	2.5	1386	$2,500	$1.80	4d	1	0.23mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	18d	1	0.23mi
99 Anthem St Ranson, WV	2.0	2.5	1387	$2,000	$1.44	24d	1	0.27mi
34 Coolidge Ave Ranson, WV	2.0	2.5	1397	$1,850	$1.32	1d	1	0.30mi
36 Anthem St Ranson, WV	2.0	2.5	1397	$1,800	$1.29	24d	1	0.33mi
214 Coolidge Ave Ranson, WV	2.0	2.5	1387	$1,925	$1.39	18d	1	0.38mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	5d	1	0.74mi
271 Swan Field Ave Charles Town, WV	3.0	2.5	1786	$2,100	$1.18	3d	1	0.77mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,995	$1.16	4d	1	0.79mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	12d	1	0.82mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	24d	1	0.83mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	5d	1	0.85mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	24d	1	0.85mi
603 N Fairfax Blvd Ranson, WV	3.0	2.0	1040	$1,850	$1.78	12d	1	1.13mi

HOA detail

• Monthly dues: $61 · $732/yr

Listing history 3 events

1. 2026-04-23
   status Pending
2. 2026-03-13
   price $289,990
3. 2026-02-24
   listed $302,490 Active

ⓘ 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: $24,147
• − Mortgage interest: −$16,244
• − Property taxes: −$4,350
• − Insurance: −$2,247
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − HOA: −$732
• − Depreciation: −$8,436
• Taxable loss: −$11,726
• Est. tax savings @ 24.0%: +$2,814
• After-tax cash flow: $-3,688/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

-4.1% since first listed

3 events — show timeline

• 2026-04-23 Pending — BRIGHT MLS
• 2026-03-13 Price Changed $289,990 BRIGHT MLS
• 2026-02-24 Listed $302,490 BRIGHT MLS