Lot 350 Short Br · Ranson, WV 25438

$286,940

2 bd · 2.5 ba · 1,283 sqft · Townhouse · 28 Days on market

Built 2026 Est $263k · 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 +7.2/30.0
• 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 +2.0/10.0
• DSCR +1.3/10.0

Listing remarks

The first floor of this three-story home features a recreation room. The second level is host to an open concept floorplan that seamlessly connects a Great Room, dining area and modern kitchen. On the top floor, there are two bedrooms, including the luxurious owner's suite, which offers residents a restful bedroom, spa-inspired bathroom and generous walk-in closet. A full bathroom is easily accessible from the secondary bedroom.

Key facts

• Garage
• Built 2026
• Listed 27 days

Property features AI

Finance

• Financial info: List price $284,940

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family residence (Quincy plan); Active listing
• Exterior features: Living area approximately 1283; Address: Lot 350 Short Br, Ranson, WV 25438

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Spec home (Quincy plan)

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $287k.

Deal economics

• At list price, monthly cash flow is $-399 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (30.1% below list).
• Recommended offer: $200k (30.1% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k 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 ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($283k) is reasonable based on typical stale-listing flexibility.

Recommended offer $200,468 (30.1% 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. 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: 0.70% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.96%
• DSCR: 0.73
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $263,015
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1326 Red Clover Ln Lot 124 QUINCY	0.28mi	2/3.0	1,342 (+5%)	5mo	$280,490	$209	73
1322 Red Clover Ln Lot 126 QUINCY	0.29mi	2/3.0	1,342 (+5%)	6mo	$274,990	$205	72
1238 Red Clover Ln Lot 155 QUINCY	0.34mi	2/3.0	1,341 (+4%)	4mo	$276,390	$206	71
1235 Cedar Valley Rd Lot 66 QUINCY	0.36mi	2/3.0	1,277 (-0%)	12mo	$283,390	$222	70
1342 Red Clover Ln Lot 118 QUINCY	0.29mi	2/3.0	1,342 (+5%)	8mo	$258,740	$193	70
1315 Cedar Valley Rd Lot 105 QUINCY	0.30mi	2/3.0	1,342 (+5%)	8mo	$261,226	$195	70
1335 Cedar Valley Rd Lot 97 QUINCY	0.29mi	2/3.0	1,342 (+5%)	9mo	$261,290	$195	69
1355 Cedar Valley Rd Lot 89 QUINCY	0.28mi	2/3.0	1,342 (+5%)	10mo	$259,990	$194	69
456 18th Ave Lot 43 QUINCY	0.43mi	2/3.0	1,277 (-0%)	13mo	$269,890	$211	67
1232 Red Clover Ln Lot 158 QUINCY	0.35mi	3/3.5 (+1)	1,341 (+4%)	4mo	$277,990	$207	64
1359 Cedar Valley Rd Lot 87 QUINCY	0.28mi	3/3.5 (+1)	1,342 (+5%)	9mo	$250,000	$186	63
1341 Cedar Valley Rd Lot 94 QUINCY	0.29mi	3/3.5 (+1)	1,342 (+5%)	10mo	$257,190	$192	62

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: 20.1%
• Equity multiple: 2.63×
• Total profit: $130,875
• Equity at exit: $258,498

10-year hold

• IRR: 18.3%
• Equity multiple: 6.05×
• Total profit: $405,464
• Equity at exit: $557,461

Cash invested: $80,343 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$1,505
• Tax est. 1.5%: −$359 /mo · $4,304/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-399

Break-even live

Break-even rent $2,510

Max offer price $229,163

Occupancy floor —

Sensitivity live

Price	-10% $-201	-5% $-300	+0% $-399	+5% $-498	+10% $-598
Rent	-10% $-558	-5% $-478	+0% $-399	+5% $-320	+10% $-241
Rate	-1.0pp $-255	-0.5pp $-326	base $-399	+0.5pp $-474	+1.0pp $-549

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: $71,735
• Closing costs: $8,608
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	14d	1	0.32mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,895	$1.10	0d	1	0.38mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	26d	1	0.40mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	26d	1	0.44mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	7d	1	0.44mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	7d	1	0.66mi
214 Coolidge Ave Ranson, WV	2.0	2.5	1387	$1,925	$1.39	20d	1	0.81mi
36 Anthem St Ranson, WV	2.0	2.5	1397	$1,800	$1.29	26d	1	0.85mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	20d	1	0.87mi
163 Anthem St Ranson, WV	2.0	2.5	1386	$2,500	$1.80	6d	1	0.88mi
99 Anthem St Ranson, WV	2.0	2.5	1387	$2,000	$1.44	26d	1	0.88mi
603 N Fairfax Blvd Ranson, WV	3.0	2.0	1040	$1,850	$1.78	14d	1	0.89mi
34 Coolidge Ave Ranson, WV	2.0	2.5	1397	$1,850	$1.32	3d	1	0.91mi
495 National St Ranson, WV	2.0	2.5	1330	$1,850	$1.39	26d	1	0.98mi

Listing history 5 events

1. 2026-06-04
   days on market $286,940 Active 28 DOM
2. 2026-06-03
   days on market $286,940 Active 27 DOM
3. 2026-06-02
   days on market $286,940 Active 26 DOM
4. 2026-06-01
   days on market $286,940 Active 25 DOM
5. 2026-05-31
   days on market $286,940 Active 24 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: $24,056
• − Mortgage interest: −$16,073
• − Property taxes: −$4,304
• − Insurance: −$1,435
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − Depreciation: −$8,347
• Taxable loss: −$9,952
• Est. tax savings @ 24.0%: +$2,388
• After-tax cash flow: $-2,403/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