1810 Jovial Dr · Ranson, WV 25438

$311,480

3 bd · 3.0 ba · 1,894 sqft · Townhouse · 1 Days on market

Built 2026 1,290 sqft lot Est $345k · 10% under $68/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 +11.8/15.0
• Appreciation +10.0/10.0
• Cash flow +7.4/30.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.5/10.0

Listing remarks

Build Your Brand-New Mayer at Parkland Commons! This thoughtfully designed 2-car garage END UNIT townhome is currently offering an exciting opportunity: Enjoy the added privacy and natural light of an end unit—all at an incredible value. This premium homesite is currently discounted and won’t last long! The Mayer blends modern style, flexible living space, and low-maintenance convenience—all in a prime location. The best part—customize your interior finishes with a variety of curated design packages! A finished lower-level rec room comes included, providing additional space to relax, work, or entertain. It also includes the unique and convenient option of a baseme

Key facts

• Dual sinks
• Basement powder room
• Expanded layout

Tags

• FINISHED LOWER-LEVEL REC ROOM
• BASEMENT POWDER ROOM
• EXPANDED LAYOUT
• WALK-IN PANTRY
• OWNER'S SUITE
• DUAL SINKS

Property features AI

Finance

• HOA & community: Monthly HOA fee of $68; HOA covers lawn maintenance and snow removal

Exterior

• Parking: Attached rear-entry 2-car garage with garage door opener; Driveway parking for 2 vehicles (4 total garage/parking spaces)
• Utilities: Public water; Public sewer; Electric power
• Home design: End of row townhouse; Fee simple ownership; Excellent condition; Construction not completed (estimated year built)
• Construction: Mixed construction materials; Slab foundation
• Exterior features: Above-grade structures

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave; Electric oven/range; Refrigerator; Stainless steel appliances
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms on the upper level; Two half bathrooms total (one on main level, one on lower level)
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Open floor plan; Kitchen island; Pantry; Recessed lighting; Upgraded countertops; Walk-in closet(s)
• Laundry & utility: Energy-efficient appliances

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $311k.

Deal economics

• At list price, monthly cash flow is $-404 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (26.2% below list).
• Recommended offer: $230k (26.2% 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: 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: 323 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 34% 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $229,932 (26.2% 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. 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: 0.74% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.56%
• DSCR: 0.75
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $344,708
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Oasis Ave	0.08mi	3/3.0	1,894 (0%)	3mo	$323,990	$171	94
5 Oasis Ave	0.08mi	3/3.0	1,894 (0%)	4mo	$344,990	$182	93
13 Oasis Ave	0.09mi	3/3.0	1,629 (-14%)	0mo	$309,990	$190	72
9 Oasis Ave	0.09mi	3/3.0	1,629 (-14%)	2mo	$301,590	$185	71
34 Rolling Branch Dr Lot 116 LANCASTER	0.43mi	3/3.0	1,766 (-7%)	13mo	$315,740	$179	58
412 E 7th Ave	0.41mi	3/2.5	1,648 (-13%)	6mo	$298,999	$181	52
414 E 7th Ave	0.42mi	3/2.5	1,648 (-13%)	7mo	$320,000	$194	51
408 E 7th Ave	0.41mi	3/2.5	1,648 (-13%)	8mo	$319,999	$194	50
410 E 7th Ave	0.43mi	3/2.5	1,648 (-13%)	8mo	$306,000	$186	50
11 Sherman Ave	0.63mi	3/3.5	1,979 (+4%)	15mo	$349,990	$177	49
124 Monroe Ave	0.75mi	4/3.0 (+1)	2,000 (+6%)	3mo	$329,990	$165	48
105 Park St	0.63mi	2/3.5 (-1)	2,140 (+13%)	10mo	$279,000	$130	34

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: $143,979
• Equity at exit: $280,606

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $444,387
• Equity at exit: $605,137

Cash invested: $87,214 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,299 high
• Mortgage (P&I): −$1,633
• Tax est. 1.5%: −$389 /mo · $4,672/yr
• Insurance: −$130
• HOA: −$68
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-404

Break-even live

Break-even rent $2,811

Max offer price $253,005

Occupancy floor —

Sensitivity live

Price	-10% $-189	-5% $-296	+0% $-404	+5% $-512	+10% $-619
Rent	-10% $-586	-5% $-495	+0% $-404	+5% $-313	+10% $-222
Rate	-1.0pp $-247	-0.5pp $-325	base $-404	+0.5pp $-485	+1.0pp $-567

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: $77,870
• Closing costs: $9,344
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,600	$1.36	4d	1	0.72mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	7d	1	0.99mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	26d	1	1.01mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	7d	1	1.01mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	26d	1	1.07mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,895	$1.10	0d	1	1.12mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	14d	1	1.14mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,080	$1.05	26d	1	1.17mi
115 Bell Tower Ln Charles Town, WV	4.0	2.5	2223	$2,600	$1.17	4d	1	1.48mi

HOA detail

• Monthly dues: $68 · $816/yr

Listing history 2 events

1. 2026-06-21
   remarks 675-char remark
2. 2026-06-21
   listed $311,480 Active 1 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: $27,592
• − Mortgage interest: −$17,448
• − Property taxes: −$4,672
• − Insurance: −$1,557
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − HOA: −$816
• − Depreciation: −$9,061
• Taxable loss: −$10,377
• Est. tax savings @ 24.0%: +$2,491
• After-tax cash flow: $-2,359/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

1 event — show timeline

• 2026-06-20 Listed $311,480 BRIGHT MLS