LOT 70C Oasis Ave · Ranson, WV 25438

$309,990

3 bd · 3.0 ba · 1,629 sqft · Townhouse · 4 Days on market

1,290 sqft lot Est $295k · 5% 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 +7.9/30.0
• ARV discount +5.2/15.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0

Listing remarks

Meet the Bruckner at Parkland Commons, your move-in-ready fresh start! This completed townhome w/ 2-car garage and 10X18 deck is designed to make everyday living easier, smarter, and more enjoyable. .. and the best part? No Waiting - it's ready for you right now! Step inside and you'll instantly love the open, modern kitchen. It's the kind of space that makes cooking (and hosting) feel effortless, with a large island, walk-in pantry, quartz countertops, upgraded cabinets and stainless-steel appliances. The great room features easy-to-care-for LVP flooring, and the widened staircase makes moving in, a breeze. Downstairs, the finished rec room gives you the flexibility everyone wants, use

Key facts

• Quartz countertops
• Large island
• Move in ready

Tags

• MOVE IN READY
• MODERN KITCHEN
• LARGE ISLAND
• WALK IN PANTRY
• QUARTZ COUNTERTOPS
• UPGRADED CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $310k.

Deal economics

• At list price, monthly cash flow is $-334 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (26.2% below list).
• Recommended offer: $229k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.8% in Ranson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 9 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 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $228,856 (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. 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: 0.74% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.62%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $294,849
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Oasis Ave	0.06mi	3/3.0	1,629 (0%)	2mo	$301,590	$185	95
412 E 7th Ave	0.39mi	3/2.5	1,648 (+1%)	6mo	$298,999	$181	73
414 E 7th Ave	0.39mi	3/2.5	1,648 (+1%)	6mo	$320,000	$194	72
408 E 7th Ave	0.38mi	3/2.5	1,648 (+1%)	8mo	$319,999	$194	72
410 E 7th Ave	0.40mi	3/2.5	1,648 (+1%)	8mo	$306,000	$186	71
314 E 11th Ave	0.43mi	3/1.5	1,572 (-4%)	8mo	$155,000	$99	62
101 N Marshall St	0.45mi	3/3.0	1,588 (-2%)	20mo	$237,500	$150	58
34 Rolling Branch Dr Lot 116 LANCASTER	0.46mi	3/3.0	1,766 (+8%)	13mo	$315,740	$179	54
112 S Lawrence St	0.72mi	3/2.5	1,630 (+0%)	23mo	$259,900	$159	45
141 E Park Ave	0.65mi	3/1.5	1,496 (-8%)	9mo	$224,000	$150	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: 21.0%
• Equity multiple: 2.70×
• Total profit: $147,571
• Equity at exit: $279,264

10-year hold

• IRR: 19.0%
• Equity multiple: 6.20×
• Total profit: $451,385
• 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: 11.3×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$387 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-334

Break-even live

Break-even rent $2,712

Max offer price $261,615

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 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	2d	1	0.72mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	5d	1	0.99mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	24d	1	1.01mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	5d	1	1.01mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	24d	1	1.07mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,995	$1.16	4d	1	1.12mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	12d	1	1.14mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,080	$1.05	24d	1	1.17mi
115 Bell Tower Ln Charles Town, WV	4.0	2.5	2223	$2,600	$1.17	2d	1	1.48mi

Listing history 2 events

1. 2026-02-23
   status Pending
2. 2026-02-19
   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.

Taxation est. · year 1

• Rental income: $27,463
• − Mortgage interest: −$17,364
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − Depreciation: −$9,018
• Taxable loss: −$9,513
• Est. tax savings @ 24.0%: +$2,283
• After-tax cash flow: $-1,729/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

2 events — show timeline

• 2026-02-23 Pending — BRIGHT MLS
• 2026-02-19 Listed $309,990 BRIGHT MLS