109 E 14th Ave · Ranson, WV 25438

$319,000

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 17 Days on market

Built 1986 7,501 sqft lot Est $292k · 9% over

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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
• Cash flow +7.3/30.0
• ARV discount +3.4/15.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Affordable 3 bedroom 2 bath rancher in Ranson. Bank just had master bath remodeled and other issues corrected but at this price it can still use some finishing touches. Within walking distance to stores and dining stops. Fenced back yard and oversized 2 car garage and paved driveway. Love hearing the train-this is perfect!

Key facts

• Hardwood flooring
• Renovated in 2015
• One level living

Tags

• ONE LEVEL LIVING
• RENOVATED IN 2015
• ROOF REPLACED IN 2021
• HARDWOOD FLOORING
• CROWN MOLDING
• OPEN KITCHEN AND DINING AREA

Property features AI

Finance

• Other: Ownership: Fee simple; Pets allowed with no pet restrictions

Exterior

• Parking: Detached rear-entry garage with 2 spaces; Driveway parking
• Utilities: Public water; Public sewer; Electric service available
• Home design: Detached property; Excellent condition; Above-grade finished living space per assessor
• Construction: Frame construction; Architectural shingle roof; Crawl space foundation; Built year per assessor
• Exterior features: Lot approximately 61 x 162 (estimated); Not in a federal flood zone; Other exterior features

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Electric oven/range
• Bedrooms: Three bedrooms on the main level
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: Two full bathrooms on the main level; Two full bathrooms total
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water; Circuit breakers and fuses
• Interior features: Ceiling fans; Entry-level bedroom; Walk-in closets; Living room; Master bedroom; Two additional bedrooms; Utility room
• Laundry & utility: Dryer included; Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-419 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (34.2% below list).
• Recommended offer: $210k (34.2% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.8% in Ranson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 31% 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 $34k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $160k; list at $319k implies a 99% gain — meaningful room to come down on a strong offer.

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 $210,035 (34.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.66% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.64%
• DSCR: 0.75
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $292,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 E 14th Ave	0.00mi	3/2.0	1,288 (0%)	0mo	$325,000	$252	100
804 N Reymann St	0.05mi	3/2.0	1,300 (+1%)	2mo	$305,000	$235	94
602 N Reymann St	0.14mi	3/1.5	1,260 (-2%)	2mo	$249,000	$198	86
415 E 10th Ave	0.37mi	3/2.0	1,300 (+1%)	6mo	$317,000	$244	76
1041 N Mildred St	0.24mi	3/1.0	1,162 (-10%)	1mo	$264,000	$227	67
605 N Marshall St	0.19mi	3/1.0	1,120 (-13%)	4mo	$225,000	$201	63
609 N Fairfax Blvd	0.29mi	3/2.0	1,132 (-12%)	6mo	$340,000	$300	62
118 Ranson Estates Cir	0.65mi	3/2.0	1,260 (-2%)	7mo	$253,900	$202	60
203 S George St	0.73mi	3/1.0	1,312 (+2%)	2mo	$225,000	$171	57
111 N Fairfax Blvd	0.51mi	3/2.0	1,120 (-13%)	7mo	$130,000	$116	48
304 S Reymann St	0.70mi	3/1.5	1,120 (-13%)	4mo	$290,000	$259	41
312 E 4th Ave	0.70mi	3/1.5	1,120 (-13%)	6mo	$249,000	$222	38

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: 20.3%
• Equity multiple: 2.65×
• Total profit: $146,974
• Equity at exit: $287,380

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $453,733
• Equity at exit: $619,747

Cash invested: $89,320 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,100 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$273 /mo · $3,276/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-419

Break-even live

Break-even rent $2,631

Max offer price $244,898

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 N Fairfax Blvd Ranson, WV	3.0	2.0	1040	$1,850	$1.78	12d	1	0.28mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	24d	1	0.54mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	5d	1	0.54mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	5d	1	0.58mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	24d	1	0.59mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,995	$1.16	4d	1	0.64mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	12d	1	0.66mi
302 N Mildred St Apt 200 Charles Town, WV	2.0	1.0	927	$1,800	$1.94	24d	1	0.93mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	18d	1	1.31mi
163 Anthem St Ranson, WV	2.0	2.5	1386	$2,500	$1.80	4d	1	1.32mi
495 National St Ranson, WV	2.0	2.5	1330	$1,850	$1.39	24d	1	1.33mi
214 Coolidge Ave Ranson, WV	2.0	2.5	1387	$1,925	$1.39	18d	1	1.34mi
99 Anthem St Ranson, WV	2.0	2.5	1387	$2,000	$1.44	24d	1	1.35mi
36 Anthem St Ranson, WV	2.0	2.5	1397	$1,800	$1.29	24d	1	1.36mi
34 Coolidge Ave Ranson, WV	2.0	2.5	1397	$1,850	$1.32	1d	1	1.39mi

Listing history 10 events

1. 2026-05-12
   status Pending
2. 2026-04-25
   listed $319,000 Active
3. 2020-07-22
   soldstatus $160,000
4. 2015-12-13
   historical 324-char remark

   Show marketing remark (324 chars)

   Affordable 3 bedroom 2 bath rancher in Ranson. Bank just had master bath remodeled and other issues corrected but at this price it can still use some finishing touches. Within walking distance to stores and dining stops. Fenced back yard and oversized 2 car garage and paved driveway. Love hearing the train-this is perfect!

5. 2015-12-11
   soldstatus $115,000 324-char remark

   Show marketing remark (324 chars)

   Affordable 3 bedroom 2 bath rancher in Ranson. Bank just had master bath remodeled and other issues corrected but at this price it can still use some finishing touches. Within walking distance to stores and dining stops. Fenced back yard and oversized 2 car garage and paved driveway. Love hearing the train-this is perfect!

6. 2015-12-11
   soldstatus $115,000 Sold 324-char remark

   Show marketing remark (324 chars)

   Affordable 3 bedroom 2 bath rancher in Ranson. Bank just had master bath remodeled and other issues corrected but at this price it can still use some finishing touches. Within walking distance to stores and dining stops. Fenced back yard and oversized 2 car garage and paved driveway. Love hearing the train-this is perfect!

7. 2015-09-25
   status Contract 324-char remark

   Show marketing remark (324 chars)

   Affordable 3 bedroom 2 bath rancher in Ranson. Bank just had master bath remodeled and other issues corrected but at this price it can still use some finishing touches. Within walking distance to stores and dining stops. Fenced back yard and oversized 2 car garage and paved driveway. Love hearing the train-this is perfect!

8. 2015-09-15
   listed $115,000 Active 324-char remark

   Show marketing remark (324 chars)

   Affordable 3 bedroom 2 bath rancher in Ranson. Bank just had master bath remodeled and other issues corrected but at this price it can still use some finishing touches. Within walking distance to stores and dining stops. Fenced back yard and oversized 2 car garage and paved driveway. Love hearing the train-this is perfect!

9. 2015-09-15
   listed $115,000 324-char remark

   Show marketing remark (324 chars)

   Affordable 3 bedroom 2 bath rancher in Ranson. Bank just had master bath remodeled and other issues corrected but at this price it can still use some finishing touches. Within walking distance to stores and dining stops. Fenced back yard and oversized 2 car garage and paved driveway. Love hearing the train-this is perfect!

10. 1991-04-19
    soldstatus $66,000

ⓘ 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: $3,276 · $273/mo
• Projected year-2 tax: $3,276 · $273/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $25,204
• − Mortgage interest: −$17,869
• − Property taxes: −$3,276
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$9,280
• Taxable loss: −$10,848
• Est. tax savings @ 24.0%: +$2,604
• After-tax cash flow: $-2,430/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

+383.3% since first listed

10 events — show timeline

• 2026-05-12 Pending — BRIGHT MLS
• 2026-04-25 Listed $319,000 BRIGHT MLS
• 2020-07-22 Sold (Public Records) $160,000 Public Records
• 2015-12-13 Listing Removed — BRIGHT MLS
• 2015-12-11 Sold (MLS) $115,000 MRIS
• 2015-12-11 Sold (MLS) $115,000 BRIGHT MLS
• 2015-09-25 Pending — MRIS
• 2015-09-15 Listed $115,000 MRIS
• 2015-09-15 Listed $115,000 BRIGHT MLS
• 1991-04-19 Sold (Public Records) $66,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,276 · +9.3% YoY. Source: county tax records.