1201 Destrier St · Ranson, WV 25438

$309,990

3 bd · 2.5 ba · 2,144 sqft · Townhouse · 34 Days on market

Built 2026 Good condition 2,300 sqft lot Est $360k · 14% under $75/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 +13.8/15.0
• Appreciation +10.0/10.0
• Cash flow +6.7/30.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.0/10.0

Listing remarks

Madison Greens — where space, style, and convenience come together. Introducing the to‑be‑built Cadence floorplan, a luxury townhome designed to live like a single‑family home, complete with a backyard and an unbeatable walkable location in the heart of Ranson, WV. Step inside and feel the difference- A welcoming foyer leads to a spacious lower‑level recreation room, perfect for movie nights, game days, or hosting friends. With the option to add a full bath, this level easily transforms into a private guest suite or home office. Enjoy a true open‑concept main level where the expansive great room flows into a stunning gourmet kitchen featuring a large center island, walk‑in pantry, and

Key facts

• Large center island
• Gourmet kitchen
• Owner's suite

Tags

• LOWER-LEVEL RECREATION ROOM
• OPEN-CONCEPT MAIN LEVEL
• GOURMET KITCHEN
• LARGE CENTER ISLAND
• WALK-IN PANTRY
• OWNER'S SUITE

Property features AI

Finance

• HOA & community: Monthly HOA fee of $75; HOA covers lawn maintenance, trash, and common area maintenance; Community amenities include basketball courts and a tot lot/playground

Exterior

• Parking: Attached front-entry garage with garage door opener and additional storage area; One garage space plus two driveway spaces (three total parking spaces); Asphalt driveway
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Built by RYAN HOMES; Fee simple ownership; Property condition listed as excellent
• Construction: Mixed construction materials; Slab foundation; Above-grade structure; Construction not completed (per listing)
• Exterior features: Level lot with a rear yard; Walkout-level fully finished basement with front entrance

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range/oven; Refrigerator; Stainless steel appliances; Energy-efficient appliances
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms on the upper level; One half bathroom on the main level; Two full bathrooms total, one half bathroom total
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Open floor plan; Kitchen island; Pantry; Recessed lighting; Walk-in closets; Primary suite with private bath
• Laundry & utility: Upper-floor laundry hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-492 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (29.6% below list).
• Recommended offer: $218k (29.6% 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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $218,339 (29.6% 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 34 days. Have you received any prior offers? Is the seller open to a 30% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.81%
• DSCR: 0.70
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $360,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1737 Destrier St	0.09mi	3/3.0	2,144 (0%)	2mo	$365,990	$171	92
1725 Destrier St	0.09mi	4/3.5 (+1)	2,144 (0%)	1mo	$359,990	$168	86
1313 Steed St	0.17mi	3/2.0	2,216 (+3%)	4mo	$270,000	$122	81
1353 Mare St	0.23mi	3/2.5	2,100 (-2%)	6mo	$300,000	$143	80
1327 Mare St	0.22mi	3/3.0	2,322 (+8%)	0mo	$327,000	$141	74
1233 Mare St	0.23mi	4/2.5 (+1)	2,347 (+10%)	8mo	$304,500	$130	62
1226 Steed St	0.22mi	2/3.5 (-1)	2,380 (+11%)	10mo	$275,000	$116	55
348 Anthem St #442	0.72mi	3/2.5	1,891 (-12%)	0mo	$344,990	$182	46
376 Anthem St #449	0.73mi	3/2.5	1,891 (-12%)	0mo	$344,990	$182	46
344 Anthem St #441	0.72mi	3/2.5	1,891 (-12%)	2mo	$350,000	$185	45
316 Anthem St	0.71mi	3/2.5	1,891 (-12%)	3mo	$359,990	$190	45
200 Huntwell West Ave	0.73mi	4/3.5 (+1)	1,989 (-7%)	1mo	$319,500	$161	44

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: 19.5%
• Equity multiple: 2.58×
• Total profit: $137,547
• Equity at exit: $279,264

10-year hold

• IRR: 17.9%
• Equity multiple: 5.95×
• Total profit: $429,872
• Equity at exit: $602,242

Cash invested: $86,797 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$387 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$75
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-492

Break-even live

Break-even rent $2,807

Max offer price $238,740

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: $77,498
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,995	$1.16	4d	1	0.08mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	12d	1	0.12mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	5d	1	0.16mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	24d	1	0.16mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,080	$1.05	24d	1	0.23mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	5d	1	0.26mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	18d	1	0.63mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	5d	1	0.73mi
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,600	$1.36	3d	1	0.77mi
51 Cecily Way Ranson, WV	3.0	2.5	1998	$2,000	$1.00	12d	1	0.79mi
37 Cecily Way Ranson, WV	3.0	2.5	2540	$2,100	$0.83	24d	1	0.80mi
35 Short Branch Dr Ranson, WV	3.0	2.5	1940	$2,200	$1.13	4d	1	0.96mi
271 Swan Field Ave Charles Town, WV	3.0	2.5	1786	$2,100	$1.18	4d	1	1.27mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 9 events

1. 2026-06-09
   days on market $309,990 Active 34 DOM
2. 2026-06-08
   days on market $309,990 Active 33 DOM
3. 2026-06-07
   days on market $309,990 Active 32 DOM
4. 2026-06-04
   days on market $309,990 Active 29 DOM
5. 2026-06-03
   days on market $309,990 Active 28 DOM
6. 2026-06-02
   days on market $309,990 Active 27 DOM
7. 2026-06-01
   days on market $309,990 Active 26 DOM
8. 2026-05-31
   days on market $309,990 Active 25 DOM
9. 2026-05-06
   listed $309,990 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,201
• − Mortgage interest: −$17,364
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − HOA: −$900
• − Depreciation: −$9,018
• Taxable loss: −$11,473
• Est. tax savings @ 24.0%: +$2,754
• After-tax cash flow: $-3,155/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 · 1 photo

Good 80/100 Cosmetic rehab

This townhouse is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Lighting — Upgrading lighting fixtures can improve the ambiance and energy efficiency
• Both Window treatments — New window treatments can enhance privacy and energy efficiency
• Both Flooring — Replacing worn-out flooring can improve the overall look and feel of the home

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Lighting — Upgrading lighting fixtures can improve the ambiance and energy efficiency ↑
• Both Window treatments — New window treatments can enhance privacy and energy efficiency ↑
• Both Flooring — Replacing worn-out flooring can improve the overall look and feel of the home ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-06 Listed $309,990 BRIGHT MLS