31 Capitol Mews · Ranson, WV 25438

$320,000

3 bd · 2.5 ba · 1,745 sqft · Townhouse public records · 30 Days on market

Built 2022 1,637 sqft lot Est $323k · at est. $61/mo HOA · 3% of rent ↓ 6% 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 +7.9/15.0
• Cash flow +7.7/30.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.8/10.0

Listing remarks

Great Opportunity to own practically a brand new townhome for less money!! This townhouse is centrally located where the small court yard is, it has a large 2 car garage with the double driveway to park 4 cars. This is one of the larger townhouses in the neighbor hood (1641 sq ft) and is ready to move in! This was a second home for the sellers. This one is a must see at this price! Check out the virtual tour here too!

Key facts

• $61 HOA
• 2 garage spots
• Built 2022

Property features AI

Finance

• Other: Property is located within city limits of Ranson
• HOA & community: Homeowners association fee of $732 annually

Exterior

• Parking: Rear-entry attached garage with additional storage (2 garage spaces); Driveway parking for approximately 4 vehicles; Total of about 6 garage and parking spaces
• Utilities: Public water; Public sewer; Electric cooling fuel; Electric heating fuel; Electric power for hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Aluminum siding; Permanent foundation; Built with above-grade finished area and finished below-grade area
• Exterior features: Not in a federal flood zone; Above-grade and below-grade structures noted

Interior

• Kitchen: Built-in microwave; Stainless steel appliances; Stove; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms (upper level); One half bathroom on the main level
• Heating & cooling: Heat pump heating (electric); Central air conditioning; Ceiling fans
• Interior features: Full basement; Assessor-provided living area and finished/unfinished area information
• Laundry & utility: Washer; Dryer; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $320k.

Deal economics

• At list price, monthly cash flow is $-371 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (32.5% below list).
• Recommended offer: $216k (32.5% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: 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: 323 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 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 $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 30 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $216,151 (32.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.96%
• DSCR: 0.78
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $322,825
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Presidents Pointe Ave #611	0.02mi	3/2.5	1,731 (-1%)	1mo	$319,990	$185	97
316 Presidents Pointe Ave #613	0.02mi	3/2.5	1,731 (-1%)	1mo	$344,990	$199	97
300 Presidents Pointe Ave #609	0.02mi	3/2.5	1,731 (-1%)	1mo	$340,000	$196	97
431 Presidents Pointe Ave #450	0.16mi	3/2.5	1,731 (-1%)	1mo	$349,990	$202	90
22 United Mews #536	0.23mi	3/2.5	1,731 (-1%)	1mo	$349,990	$202	87
14 United Mews #534	0.24mi	3/2.5	1,731 (-1%)	1mo	$312,490	$181	87
18 United Mews #535	0.25mi	3/2.5	1,731 (-1%)	1mo	$319,990	$185	86
348 Anthem St #442	0.20mi	3/2.5	1,891 (+8%)	1mo	$344,990	$182	76
368 Anthem St #447	0.22mi	2/2.5 (-1)	1,656 (-5%)	1mo	$299,990	$181	76
376 Anthem St #449	0.22mi	3/2.5	1,891 (+8%)	1mo	$344,990	$182	75
658 Thumper Dr	0.52mi	3/2.5	1,504 (-14%)	0mo	$295,000	$196	53
1729 Destrier St	0.59mi	3/3.0	1,951 (+12%)	1mo	$329,990	$169	50

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: 20.8%
• Equity multiple: 2.68×
• Total profit: $150,626
• Equity at exit: $288,281

10-year hold

• IRR: 18.8%
• Equity multiple: 6.16×
• Total profit: $462,033
• Equity at exit: $621,690

Cash invested: $89,600 (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: 323
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,162 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$206 /mo · $2,469/yr
• Insurance: −$133
• HOA: −$61
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-371

Break-even live

Break-even rent $2,631

Max offer price $254,527

Occupancy floor —

Sensitivity live

Price	-10% $-189	-5% $-280	+0% $-371	+5% $-461	+10% $-552
Rent	-10% $-541	-5% $-456	+0% $-371	+5% $-285	+10% $-200
Rate	-1.0pp $-209	-0.5pp $-289	base $-371	+0.5pp $-454	+1.0pp $-538

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
163 Anthem St Ranson, WV	2.0	2.5	1386	$2,500	$1.80	6d	1	0.04mi
99 Anthem St Ranson, WV	2.0	2.5	1387	$2,000	$1.44	26d	1	0.04mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	20d	1	0.05mi
34 Coolidge Ave Ranson, WV	2.0	2.5	1397	$1,850	$1.32	3d	1	0.07mi
36 Anthem St Ranson, WV	2.0	2.5	1397	$1,800	$1.29	26d	1	0.10mi
214 Coolidge Ave Ranson, WV	2.0	2.5	1387	$1,925	$1.39	20d	1	0.15mi
495 National St Ranson, WV	2.0	2.5	1330	$1,850	$1.39	26d	1	0.16mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	7d	1	0.35mi
51 Cecily Way Ranson, WV	3.0	2.5	1998	$2,000	$1.00	14d	1	0.37mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,080	$1.05	26d	1	0.61mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,895	$1.10	0d	1	0.76mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	14d	1	0.77mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	7d	1	0.79mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	26d	1	0.80mi
35 Short Branch Dr Ranson, WV	3.0	2.5	1940	$2,200	$1.13	5d	1	0.81mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	7d	1	0.84mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	26d	1	0.84mi
271 Swan Field Ave Charles Town, WV	3.0	2.5	1786	$2,100	$1.18	5d	1	1.00mi
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,600	$1.36	4d	1	1.45mi

HOA detail

• Monthly dues: $61 · $732/yr

Listing history 20 events

1. 2026-06-21
   days on market $320,000 Active 30 DOM
2. 2026-06-18
   days on market $320,000 Active 27 DOM
3. 2026-06-17
   days on market $320,000 Active 26 DOM
4. 2026-06-16
   days on market $320,000 Active 25 DOM
5. 2026-06-15
   days on market $320,000 Active 24 DOM
6. 2026-06-13
   days on market $320,000 Active 22 DOM
7. 2026-06-13
   days on market $320,000 Active 21 DOM
8. 2026-06-09
   days on market $320,000 Active 18 DOM
9. 2026-06-08
   days on market $320,000 Active 17 DOM
10. 2026-06-07
    days on market $320,000 Active 16 DOM
11. 2026-06-04
    days on market $320,000 Active 13 DOM
12. 2026-06-03
    days on market $320,000 Active 12 DOM
13. 2026-06-02
    days on market $320,000 Active 11 DOM
14. 2026-06-01
    days on market $320,000 Active 10 DOM
15. 2026-05-31
    days on market $320,000 Active 9 DOM
16. 2026-05-22
    listed $320,000 Active
17. 2026-05-12
    historical
18. 2025-08-04
    price $325,000
19. 2025-06-27
    price $320,000
20. 2025-05-23
    listed $339,900 Active

ⓘ 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: $2,469 · $206/mo
• Projected year-2 tax: $2,469 · $206/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,938
• − Mortgage interest: −$17,925
• − Property taxes: −$2,469
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − HOA: −$732
• − Depreciation: −$9,309
• Taxable loss: −$10,247
• Est. tax savings @ 24.0%: +$2,459
• After-tax cash flow: $-1,988/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

-5.9% since first listed

5 events — show timeline

• 2026-05-22 Listed $320,000 BRIGHT MLS
• 2026-05-12 Listing Removed — BRIGHT MLS
• 2025-08-04 Price Changed $325,000 BRIGHT MLS
• 2025-06-27 Price Changed $320,000 BRIGHT MLS
• 2025-05-23 Listed $339,900 BRIGHT MLS

Property tax history

+6.2%/yr

Latest (2025): $2,469 · +6.2% YoY. Source: county tax records.