HomeSite 499 Huntwell West Ave · Ranson, WV 25438

$279,990

3 bd · 2.5 ba · 1,600 sqft · Townhouse · 106 Days on market

Built 2025 Excellent condition 4,000 sqft lot $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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Condition / age +5.0/5.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.3/10.0

Listing remarks

* * Model Home 54 Sumter Ave * * – Customize Your Dream Home! 🛠️ 🏡 Tulip Townhomes – The Largest Backyards in the Ranson Area! Enjoy wide-open spaces perfect for family fun, games, and backyard cookouts! 🌳🔥🍔 ✨ Over 1,600 Sq. Ft. of Modern Luxury 💰 Special Programs Available for First-Time & Second-Time Buyers! 🛏 3 Bedrooms 🛁 2.

Key facts

• $64 HOA
• Garage
• Built 2025

🏗️ New construction. The $279,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $329,686.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $280k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-642 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (23.1% below list).
• Recommended offer: $215k (23.1% 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: 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: 488 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 76d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 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 $35k 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 106 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $215,212 (23.1% 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 106 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.65% ✗
• Cap rate: 3.96%
• Cash-on-cash: -8.35%
• DSCR: 0.63
• GRM: 12.8

CMA / ARV

• ARV (median comp): $329,686
• List price: $279,990
• Delta: -15.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Huntwell West Ave	0.17mi	3/2.5	1,600 (0%)	6mo	$298,499	$187	87
205 Huntwell West Blvd	0.18mi	3/2.5	1,566 (-2%)	11mo	$299,990	$192	79
50 Sumter Ave	0.21mi	3/3.0	1,492 (-7%)	23mo	$330,000	$221	58
415 Silver Birch Dr Unit HS 233	0.74mi	3/2.5	1,723 (+8%)	1mo	$347,314	$202	52
141 E Park Ave	0.67mi	3/1.5	1,496 (-6%)	12mo	$224,000	$150	44
1252 Red Clover Ln Lot 151 LANCASTER	0.75mi	3/3.0	1,750 (+9%)	7mo	$330,000	$189	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: 18.4%
• Equity multiple: 2.50×
• Total profit: $138,725
• Equity at exit: $297,007

10-year hold

• IRR: 17.1%
• Equity multiple: 5.78×
• Total profit: $440,830
• Equity at exit: $640,507

Cash invested: $92,312 (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: 48 active · 32 under contract
• Months of supply: 22.2 mo (5%/mo absorbed)
• Median asking: $305,735 ($173/sqft)
• Median days on market: 34 d
• This list price: 2% of active listings are priced below it
• ARV vs active asking: +19.1% above 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: 10.8×

Monthly cashflow live

• Estimated rent: $2,152 high
• Mortgage (P&I): −$1,729
• Tax est. 1.5%: −$412 /mo · $4,945/yr
• Insurance: −$137
• HOA: −$64
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-642

Break-even live

Break-even rent $2,965

Max offer price $236,757

Occupancy floor —

Sensitivity live

Price	-10% $-414	-5% $-528	+0% $-642	+5% $-756	+10% $-870
Rent	-10% $-812	-5% $-727	+0% $-642	+5% $-557	+10% $-472
Rate	-1.0pp $-476	-0.5pp $-558	base $-642	+0.5pp $-728	+1.0pp $-815

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: $82,422
• Closing costs: $9,891
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,495	$1.31	76d	1	0.29mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	120d	1	0.80mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,075	$1.20	88d	1	0.80mi
440 17th Ave Ranson, WV	3.0	2.5	2158	$2,150	$1.00	10d	1	0.80mi
439 17th Ave Ranson, WV	3.0	2.5	1570	$2,100	$1.34	10d	1	0.80mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	120d	1	0.81mi
1324 Cedar Valley Rd Ranson, WV	3.0	3.5	2015	$2,100	$1.04	82d	1	0.81mi
602 N Marshall St Ranson, WV	2.0	1.0	1200	$1,450	$1.21	45d	1	0.81mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	108d	1	0.81mi
452 17th Ave Ranson, WV	3.0	2.5	2000	$2,150	$1.07	29d	1	0.82mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,895	$1.10	94d	1	0.84mi
1350 Red Clover Ln Ranson, WV	3.0	2.5	1776	$2,050	$1.15	50d	1	0.85mi
1322 Cedar Valley Rd Ranson, WV	3.0	2.5	1723	$2,150	$1.25	24d	1	0.86mi
400 E 11th Ave Ranson, WV	3.0	2.0	1130	$1,900	$1.68	2d	1	0.89mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	100d	1	0.99mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,050	$1.03	85d	1	1.11mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,050	$1.03	83d	1	1.11mi
105 S George St Ranson, WV	2.0	1.0	1050	$1,495	$1.42	74d	1	1.13mi
225 E 2nd Ave Ranson, WV	3.0	2.0	1669	$1,800	$1.08	19d	1	1.37mi
120 E 2nd Ave Ranson, WV	3.0	1.5	1500	$1,800	$1.20	6d	1	1.37mi
309 N Lawrence St Charles Town, WV	3.0	1.0	1431	$1,700	$1.19	74d	1	1.49mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	100d	1	1.50mi
214 Coolidge Ave Ranson, WV	2.0	2.5	1387	$1,925	$1.39	114d	1	1.50mi

Listing history 50 events

1. 2026-09-23
   days on market $279,990 Active 106 DOM
2. 2026-09-22
   days on market $279,990 Active 105 DOM
3. 2026-09-21
   days on market $279,990 Active 104 DOM
4. 2026-09-20
   days on market $279,990 Active 103 DOM
5. 2026-09-19
   days on market $279,990 Active 102 DOM
6. 2026-09-18
   days on market $279,990 Active 101 DOM
7. 2026-09-17
   days on market $279,990 Active 100 DOM
8. 2026-09-16
   days on market $279,990 Active 99 DOM
9. 2026-09-15
   days on market $279,990 Active 98 DOM
10. 2026-09-14
    days on market $279,990 Active 97 DOM
11. 2026-09-13
    days on market $279,990 Active 96 DOM
12. 2026-09-12
    days on market $279,990 Active 95 DOM
13. 2026-09-11
    days on market $279,990 Active 94 DOM
14. 2026-09-05
    days on market $279,990 Active 88 DOM
15. 2026-09-04
    days on market $279,990 Active 87 DOM
16. 2026-09-03
    days on market $279,990 Active 86 DOM
17. 2026-08-31
    days on market $279,990 Active 83 DOM
18. 2026-08-29
    days on market $279,990 Active 81 DOM
19. 2026-08-28
    days on market $279,990 Active 80 DOM
20. 2026-08-27
    days on market $279,990 Active 79 DOM
21. 2026-08-26
    days on market $279,990 Active 78 DOM
22. 2026-08-25
    days on market $279,990 Active 77 DOM
23. 2026-08-24
    days on market $279,990 Active 76 DOM
24. 2026-08-23
    days on market $279,990 Active 75 DOM
25. 2026-08-22
    days on market $279,990 Active 74 DOM
26. 2026-08-21
    days on market $279,990 Active 73 DOM
27. 2026-08-20
    days on market $279,990 Active 72 DOM
28. 2026-08-19
    days on market $279,990 Active 71 DOM
29. 2026-08-18
    days on market $279,990 Active 70 DOM
30. 2026-08-17
    days on market $279,990 Active 69 DOM
31. 2026-08-16
    days on market $279,990 Active 68 DOM
32. 2026-08-15
    days on market $279,990 Active 67 DOM
33. 2026-08-14
    days on market $279,990 Active 66 DOM
34. 2026-08-13
    days on market $279,990 Active 65 DOM
35. 2026-08-12
    days on market $279,990 Active 64 DOM
36. 2026-08-11
    days on market $279,990 Active 63 DOM
37. 2026-08-10
    days on market $279,990 Active 62 DOM
38. 2026-08-09
    days on market $279,990 Active 61 DOM
39. 2026-08-08
    days on market $279,990 Active 60 DOM
40. 2026-08-06
    days on market $279,990 Active 58 DOM
41. 2026-08-05
    days on market $279,990 Active 57 DOM
42. 2026-08-04
    days on market $279,990 Active 56 DOM
43. 2026-08-03
    days on market $279,990 Active 55 DOM
44. 2026-07-31
    days on market $279,990 Active 52 DOM
45. 2026-07-30
    days on market $279,990 Active 51 DOM
46. 2026-07-30
    days on market $279,990 Active 50 DOM
47. 2026-07-28
    days on market $279,990 Active 49 DOM
48. 2026-07-26
    days on market $279,990 Active 47 DOM
49. 2026-07-24
    days on market $279,990 Active 45 DOM
50. 2026-07-23
    days on market $279,990 Active 44 DOM

ⓘ 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: $25,825
• − Mortgage interest: −$18,468
• − Property taxes: −$4,945
• − Insurance: −$1,648
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − HOA: −$768
• − Depreciation: −$9,591
• Taxable loss: −$13,727
• Est. tax savings @ 24.0%: +$3,294
• After-tax cash flow: $-4,412/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 · 9 photos

Excellent 100/100 None rehab

This townhome is in excellent condition with modern finishes and a well-maintained exterior. Painting and landscaping improvements could further enhance its appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve the home's curb appeal and add value to the property. ↑

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary T A Lowery Elementary School F WV #191/377 Nat'l #24,950/41,679 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

• 2026-06-09 Listed $279,990 BRIGHT MLS