6 Freeman St · Ranson, WV 25438

$374,990

4 bd · 2.5 ba · 2,035 sqft · SingleFamily · 88 Days on market

Built 2026 Good condition 5,000 sqft lot $184/sqft · 14% below area Est $435k · 14% under $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).

• ARV discount +13.7/15.0
• Appreciation +10.0/10.0
• Cash flow +5.7/30.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.1/10.0

Listing remarks

TO-BE-BUILT!! The Rockford by Maronda Homes offers over 2,100 square feet of well-designed living space with 4 bedrooms, 2.5 bathrooms, and 2 car garage. The main level features an open-concept design highlighted by a versatile flex room—ideal for a home office or den—alongside a spacious family room that connects seamlessly to the breakfast area and kitchen. The kitchen is equipped with granite countertops, stainless steel appliances, and a pantry for added storage. An optional sunroom provides the opportunity to expand your living space with a bright, sun-filled retreat. Nine-foot ceilings on the main level enhance the open and airy feel throughout.

Key facts

• 5,000 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $375k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-765 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (29.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (36.2% below list).
• Recommended offer: $239k (36.2% 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: Ranson Elementary School (math 8% / reading 17%, grade F, #374 of 377 statewide, top 99%, 250 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: 488 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 74d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,162 units permitted in Jefferson County in 2024 (360 in 5+ unit buildings).
• This rent runs 35% 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 $40k of equity ($3k loan paydown + $37k 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 ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.

Recommended offer $239,271 (36.2% 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 88 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.64% ✗
• Cap rate: 3.84%
• Cash-on-cash: -8.75%
• DSCR: 0.61
• GRM: 13.1

CMA / ARV

• ARV (median comp): $434,999
• List price: $374,990
• Delta: -13.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
(Lot 342) 94 Thornton Ave	0.07mi	4/3.0	2,080 (+2%)	4mo	$379,999	$183	88
336 Gerry St	0.15mi	4/3.0	2,080 (+2%)	5mo	$449,215	$216	83
70 (Lot 340) Thornton Ave	0.06mi	4/3.0	2,203 (+8%)	7mo	$438,000	$199	76
(Lot 343) 106 Thornton Ave	0.09mi	4/3.0	2,203 (+8%)	6mo	$425,990	$193	75
(Lot 437) 365 Gerry St	0.13mi	4/3.0	2,203 (+8%)	4mo	$483,583	$220	75
(Lot 345) 122 Thornton Ave	0.11mi	4/3.0	2,203 (+8%)	6mo	$433,999	$197	74
44 Forest Grove Ave Lot 246 HAMILTON	0.63mi	4/2.5	2,189 (+8%)	1mo	$410,000	$187	57
375 Burns St	0.72mi	4/3.0	1,950 (-4%)	1mo	$386,000	$198	57
11 Forest Grove Ave Lot 258 HAMILTON	0.62mi	4/2.5	2,197 (+8%)	4mo	$390,600	$178	55
28 Forest Grove Ave Lot 248 HAMILTON	0.64mi	4/2.5	2,197 (+8%)	4mo	$409,290	$186	53
400 Silver Birch Dr Unit LAUREL LOT 245	0.64mi	3/2.5 (-1)	2,229 (+10%)	5mo	$407,500	$183	45
414 Silver Birch Dr Unit LAUREL LOT 243	0.67mi	3/2.5 (-1)	2,229 (+10%)	7mo	$436,890	$196	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: 18.1%
• Equity multiple: 2.48×
• Total profit: $155,567
• Equity at exit: $337,821

10-year hold

• IRR: 16.9%
• Equity multiple: 5.73×
• Total profit: $496,597
• Equity at exit: $728,523

Cash invested: $104,997 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 52 active · 15 under contract
• Months of supply: 18.4 mo (5%/mo absorbed)
• Median asking: $429,495 ($195/sqft)
• Median days on market: 74 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +9.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 25438

• Home prices YoY: 10.3%
• Active inventory: 488
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,393 high
• Mortgage (P&I): −$1,966
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• HOA: −$64
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-765

Break-even live

Break-even rent $3,361

Max offer price $264,261

Occupancy floor —

Sensitivity live

Price	-10% $-506	-5% $-636	+0% $-765	+5% $-895	+10% $-1,024
Rent	-10% $-954	-5% $-860	+0% $-765	+5% $-671	+10% $-576
Rate	-1.0pp $-576	-0.5pp $-670	base $-765	+0.5pp $-862	+1.0pp $-961

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: $93,748
• Closing costs: $11,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Huntwell West Ave Ranson, WV	4.0	3.5	2400	$2,350	$0.98	60d	1	0.13mi
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,495	$1.31	76d	1	0.17mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	120d	1	0.69mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,075	$1.20	88d	1	0.69mi
440 17th Ave Ranson, WV	3.0	2.5	2158	$2,150	$1.00	10d	1	0.70mi
439 17th Ave Ranson, WV	3.0	2.5	1570	$2,100	$1.34	10d	1	0.70mi
1324 Cedar Valley Rd Ranson, WV	3.0	3.5	2015	$2,100	$1.04	82d	1	0.71mi
452 17th Ave Ranson, WV	3.0	2.5	2000	$2,150	$1.07	29d	1	0.71mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	108d	1	0.73mi
500 N Marshall St Unit B Ranson, WV	5.0	2.0	1400	$2,200	$1.57	29d	1	0.75mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,895	$1.10	94d	1	0.75mi
1350 Red Clover Ln Ranson, WV	3.0	2.5	1776	$2,050	$1.15	50d	1	0.77mi
1322 Cedar Valley Rd Ranson, WV	3.0	2.5	1723	$2,150	$1.25	24d	1	0.78mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	100d	1	0.88mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,050	$1.03	83d	1	1.00mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,050	$1.03	85d	1	1.00mi
225 E 2nd Ave Ranson, WV	3.0	2.0	1669	$1,800	$1.08	19d	1	1.25mi
120 E 2nd Ave Ranson, WV	3.0	1.5	1500	$1,800	$1.20	6d	1	1.26mi
3093 Old Leetown Pike Ranson, WV	4.0	3.0	2964	$3,095	$1.04	50d	1	1.33mi
309 N Lawrence St Charles Town, WV	3.0	1.0	1431	$1,700	$1.19	74d	1	1.40mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	100d	1	1.44mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	114d	1	1.45mi
356 Oak Lee Dr Ranson, WV	4.0	3.0	1660	$2,550	$1.54	19d	1	1.45mi
658 Thumper Dr Ranson, WV	3.0	2.5	1504	$2,000	$1.33	58d	1	1.48mi

Listing history 41 events

1. 2026-07-20
   days on market $374,990 Active 88 DOM
2. 2026-07-18
   days on market $374,990 Active 86 DOM
3. 2026-07-18
   days on market $374,990 Active 85 DOM
4. 2026-07-16
   days on market $374,990 Active 84 DOM
5. 2026-07-15
   days on market $374,990 Active 83 DOM
6. 2026-07-14
   days on market $374,990 Active 82 DOM
7. 2026-07-13
   days on market $374,990 Active 81 DOM
8. 2026-07-13
   days on market $374,990 Active 80 DOM
9. 2026-07-11
   days on market $374,990 Active 79 DOM
10. 2026-07-10
    days on market $374,990 Active 78 DOM
11. 2026-07-09
    days on market $374,990 Active 77 DOM
12. 2026-07-07
    days on market $374,990 Active 75 DOM
13. 2026-07-06
    days on market $374,990 Active 74 DOM
14. 2026-07-06
    days on market $374,990 Active 73 DOM
15. 2026-07-05
    days on market $374,990 Active 72 DOM
16. 2026-07-03
    days on market $374,990 Active 71 DOM
17. 2026-07-02
    days on market $374,990 Active 70 DOM
18. 2026-07-01
    days on market $374,990 Active 69 DOM
19. 2026-06-30
    days on market $374,990 Active 68 DOM
20. 2026-06-29
    days on market $374,990 Active 67 DOM
21. 2026-06-28
    days on market $374,990 Active 66 DOM
22. 2026-06-27
    days on market $374,990 Active 65 DOM
23. 2026-06-26
    days on market $374,990 Active 64 DOM
24. 2026-06-24
    days on market $374,990 Active 62 DOM
25. 2026-06-22
    days on market $374,990 Active 60 DOM
26. 2026-06-21
    days on market $374,990 Active 59 DOM
27. 2026-06-18
    days on market $374,990 Active 56 DOM
28. 2026-06-17
    days on market $374,990 Active 55 DOM
29. 2026-06-16
    days on market $374,990 Active 54 DOM
30. 2026-06-15
    days on market $374,990 Active 53 DOM
31. 2026-06-13
    days on market $374,990 Active 51 DOM
32. 2026-06-13
    days on market $374,990 Active 50 DOM
33. 2026-06-09
    days on market $374,990 Active 47 DOM
34. 2026-06-08
    days on market $374,990 Active 46 DOM
35. 2026-06-07
    days on market $374,990 Active 45 DOM
36. 2026-06-04
    days on market $374,990 Active 42 DOM
37. 2026-06-03
    days on market $374,990 Active 41 DOM
38. 2026-06-02
    days on market $374,990 Active 40 DOM
39. 2026-06-01
    days on market $374,990 Active 39 DOM
40. 2026-05-31
    days on market $374,990 Active 38 DOM
41. 2026-04-23
    listed $374,990 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: $28,713
• − Mortgage interest: −$21,005
• − Property taxes: −$5,625
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,297
• − Management: −$2,297
• − HOA: −$768
• − Depreciation: −$10,909
• Taxable loss: −$16,063
• Est. tax savings @ 24.0%: +$3,855
• After-tax cash flow: $-5,327/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This home is in excellent condition with no major repairs needed. It offers a good ROI with updates like painting and smart home devices.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace kitchen faucet — Modern faucet improves kitchen functionality and appearance ↑
• Both Install smart home devices — Enhances home's appeal and convenience ↑

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Ranson Elementary School F WV #374/377 Nat'l #37,719/41,679 Middle Wildwood Middle School F WV #70/109 Nat'l #9,659/14,009 High Jefferson High School D- WV #9/110 Nat'l #6,672/17,239

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

C Composite livability gradescore 66/100

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 · 61,715 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: 3% of renters

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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%

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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%

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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

1 event — show timeline

• 2026-04-23 Listed $374,990 BRIGHT MLS