159 Presidents Pointe Ave · Ranson, WV 25438

$325,000

3 bd · 2.5 ba · 1,745 sqft · Townhouse public records · 61 Days on market

Built 2021 2,199 sqft lot Est $323k · at est. $61/mo HOA · 3% of rent ↓ 2% 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
• Cash flow +7.4/30.0
• ARV discount +7.2/15.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.6/10.0

Listing remarks

Enjoy low-maintenance living with modern style, everyday convenience, and added opportunity in this end-unit townhome in Presidents Pointe. Built in 2021 and ideally located in Ranson, this home is close to shopping, restaurants, and Route 9, making daily life and commuting easy. Qualified buyers may also benefit from income-based first-time homebuyer grants and community partner grant programs, making this property an even more attractive option. Inside, the open main level features 9+ ft. ceilings, luxury vinyl plank flooring, and a bright, inviting layout designed for comfortable everyday living. The kitchen offers stainless steel appliances, quartz countertops, a farmhouse sink, and a c

Key facts

• Quartz countertops
• End-unit townhome
• Farmhouse sink

Tags

• END-UNIT TOWNHOME
• EASY ACCESS TO SHOPPING
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• FARMHOUSE SINK
• CENTER ISLAND

Property features AI

Finance

• Other: No below-grade finished area; Above-grade finished area approximately 1,745 (estimated)
• HOA & community: Monthly HOA fee of $61; HOA fee covers trash and snow removal; Community amenities include jogging/walking paths and playgrounds

Exterior

• Parking: Attached 2-car garage with rear entry and inside access (basement garage); Two driveway spaces; On-street parking; Concrete driveway; Total of 4 parking spaces
• Utilities: Public water; Public sewer; Cable TV available; Phone service available; Internet options: Cable, LTE, Satellite; Hot water: electric 60+ gallon tank
• Home design: End of row townhouse; Fee simple ownership; Suburban location in Ranson; Paved road access
• Construction: Vinyl siding; Architectural shingle roof; Slab foundation with passive radon mitigation; Double-pane vinyl-clad windows with screens; Built per assessor records
• Exterior features: Exterior lighting with flood lights; Sidewalks; Front yard with landscaping; Level lot with side yards

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Icemaker; Refrigerator; Stove; Stainless steel appliances
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Luxury vinyl plank; Ceramic tile
• Bathrooms: Two full bathrooms; One half bathroom on the main level
• Heating & cooling: Heat pump(s) for heating; Central air conditioning (electric); 120/240V electric service
• Interior features: Open floor plan with combination kitchen/living and kitchen/dining; Gourmet kitchen with island and pantry; Upgraded countertops; Recessed lighting; Ceiling fans; Walk-in closets; Window treatments; Tub with shower; 9'+ ceilings; Drywall walls/ceilings; Insulated and sliding glass doors
• Laundry & utility: Washer and dryer included (front-loading); Laundry located on lower floor; Dryer is electric; Water heater (electric, 60+ gallon tank); Exhaust fan

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $325k.

Deal economics

• At list price, monthly cash flow is $-412 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (33.7% below list).
• Recommended offer: $215k (33.7% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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 $35k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,432 (33.7% 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 61 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.43%
• DSCR: 0.76
• GRM: 12.6

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	0.09mi	3/2.5	1,731 (-1%)	1mo	$319,990	$185	94
316 Presidents Pointe Ave #613	0.09mi	3/2.5	1,731 (-1%)	1mo	$344,990	$199	94
300 Presidents Pointe Ave #609	0.09mi	3/2.5	1,731 (-1%)	1mo	$340,000	$196	94
431 Presidents Pointe Ave #450	0.27mi	3/2.5	1,731 (-1%)	1mo	$349,990	$202	86
22 United Mews #536	0.33mi	3/2.5	1,731 (-1%)	1mo	$349,990	$202	82
14 United Mews #534	0.34mi	3/2.5	1,731 (-1%)	1mo	$312,490	$181	82
18 United Mews #535	0.36mi	3/2.5	1,731 (-1%)	1mo	$319,990	$185	81
348 Anthem St #442	0.30mi	3/2.5	1,891 (+8%)	1mo	$344,990	$182	71
368 Anthem St #447	0.32mi	2/2.5 (-1)	1,656 (-5%)	1mo	$299,990	$181	71
376 Anthem St #449	0.33mi	3/2.5	1,891 (+8%)	1mo	$344,990	$182	70
658 Thumper Dr	0.41mi	3/2.5	1,504 (-14%)	0mo	$295,000	$196	58
1729 Destrier St	0.57mi	3/3.0	1,951 (+12%)	1mo	$329,990	$169	51

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: 20.4%
• Equity multiple: 2.66×
• Total profit: $150,717
• Equity at exit: $292,786

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $464,373
• Equity at exit: $631,404

Cash invested: $91,000 (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: 12.6×

Monthly cashflow live

• Estimated rent: $2,154 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$213 /mo · $2,557/yr
• Insurance: −$135
• HOA: −$61
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-412

Break-even live

Break-even rent $2,676

Max offer price $252,226

Occupancy floor —

Sensitivity live

Price	-10% $-228	-5% $-320	+0% $-412	+5% $-504	+10% $-596
Rent	-10% $-582	-5% $-497	+0% $-412	+5% $-327	+10% $-242
Rate	-1.0pp $-248	-0.5pp $-329	base $-412	+0.5pp $-496	+1.0pp $-582

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Coolidge Ave Ranson, WV	2.0	2.5	1387	$1,925	$1.39	20d	1	0.03mi
36 Anthem St Ranson, WV	2.0	2.5	1397	$1,800	$1.29	26d	1	0.04mi
99 Anthem St Ranson, WV	2.0	2.5	1387	$2,000	$1.44	26d	1	0.09mi
34 Coolidge Ave Ranson, WV	2.0	2.5	1397	$1,850	$1.32	3d	1	0.09mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	20d	1	0.11mi
163 Anthem St Ranson, WV	2.0	2.5	1386	$2,500	$1.80	6d	1	0.12mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	7d	1	0.24mi
51 Cecily Way Ranson, WV	3.0	2.5	1998	$2,000	$1.00	14d	1	0.27mi
495 National St Ranson, WV	2.0	2.5	1330	$1,850	$1.39	26d	1	0.27mi
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	0.71mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	14d	1	0.71mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	26d	1	0.75mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	7d	1	0.78mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	7d	1	0.80mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	26d	1	0.80mi
35 Short Branch Dr Ranson, WV	3.0	2.5	1940	$2,200	$1.13	5d	1	0.92mi
271 Swan Field Ave Charles Town, WV	3.0	2.5	1786	$2,100	$1.18	5d	1	1.12mi
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,600	$1.36	4d	1	1.39mi

HOA detail

• Monthly dues: $61 · $732/yr

Listing history 11 events

1. 2026-06-13
   statusdays on market $325,000 Pending 61 DOM
2. 2026-06-09
   days on market $325,000 Active 60 DOM
3. 2026-06-08
   days on market $325,000 Active 59 DOM
4. 2026-06-07
   pricedays on market $325,000 Active 58 DOM
5. 2026-06-04
   days on market $329,000 Active 55 DOM
6. 2026-06-03
   days on market $329,000 Active 54 DOM
7. 2026-06-02
   days on market $329,000 Active 53 DOM
8. 2026-06-01
   days on market $329,000 Active 52 DOM
9. 2026-05-31
   days on market $329,000 Active 51 DOM
10. 2026-05-15
    price $329,000
11. 2026-04-10
    listed $335,000 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: $2,557 · $213/mo
• Projected year-2 tax: $2,557 · $213/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,852
• − Mortgage interest: −$18,205
• − Property taxes: −$2,557
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − HOA: −$732
• − Depreciation: −$9,455
• Taxable loss: −$10,858
• Est. tax savings @ 24.0%: +$2,606
• After-tax cash flow: $-2,337/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

-1.8% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $329,000 BRIGHT MLS
• 2026-04-10 Listed $335,000 BRIGHT MLS

Property tax history

+43.7%/yr

Latest (2025): $2,557 · +5.9% YoY. Source: county tax records.