Harriett Plan · Ranson, WV 25438

$290,990

3 bd · 2.5 ba · 1,506 sqft · Townhouse · 122 Days on market

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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 +7.7/30.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Listing remarks

A spacious recreation room can be found on the first floor of this three-story home. The second level is host to a spacious open floorplan consisting of a Great Room, dining area and chef-inspired kitchen. There are three bedrooms located on the top level, including the luxe owner's suite featuring an en-suite bathroom and walk-in closet.

Key facts

• Luxe owner's suite
• Open floorplan
• Dining area

Tags

• OPEN FLOORPLAN
• GREAT ROOM
• DINING AREA
• CHEF-INSPIRED KITCHEN
• POWDER ROOM
• LUXE OWNER'S SUITE

Property features AI

Finance

• Financial info: List price $284,990

Exterior

• Parking: 2 parking spaces (2-car garage)
• Home design: Single-family plan (Harriett); New construction
• Exterior features: Living area approximately 1506

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan Harriett (new construction plan); Active listing status

🏗️ New construction. The $290,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $299,694.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $291k.

Deal economics

• At list price, monthly cash flow is $-345 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (24.9% below list).
• Recommended offer: $218k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 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 $32k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($256k) is reasonable based on typical stale-listing flexibility.

Recommended offer $218,498 (24.9% 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 122 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.93%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $299,694
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
352 Anthem St #443	0.68mi	3/2.5	1,387 (-8%)	1mo	$292,990	$211	54
372 Anthem St #448	0.66mi	2/2.5 (-1)	1,387 (-8%)	1mo	$288,990	$208	50
364 Anthem St	0.67mi	2/2.5 (-1)	1,387 (-8%)	1mo	$292,490	$211	50
368 Anthem St #447	0.66mi	2/2.5 (-1)	1,656 (+10%)	1mo	$299,990	$181	47
356 Anthem St #444	0.67mi	2/2.5 (-1)	1,656 (+10%)	2mo	$299,990	$181	46
18 United Mews #535	0.62mi	3/2.5	1,731 (+15%)	1mo	$319,990	$185	45
14 United Mews #534	0.64mi	3/2.5	1,731 (+15%)	1mo	$312,490	$181	45
22 United Mews #536	0.65mi	3/2.5	1,731 (+15%)	1mo	$349,990	$202	44
455 Presidents Pointe Ave	0.69mi	3/2.5	1,731 (+15%)	2mo	$329,990	$191	41
431 Presidents Pointe Ave #450	0.71mi	3/2.5	1,731 (+15%)	1mo	$349,990	$202	41
459 Presidents Pointe Ave #457	0.68mi	3/2.5	1,731 (+15%)	2mo	$344,990	$199	41
435 Presidents Pointe Ave	0.71mi	3/2.5	1,731 (+15%)	2mo	$329,990	$191	41

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: $141,283
• Equity at exit: $269,988

10-year hold

• IRR: 18.9%
• Equity multiple: 6.16×
• Total profit: $433,398
• Equity at exit: $582,240

Cash invested: $83,914 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,185 high
• Mortgage (P&I): −$1,572
• Tax est. 1.5%: −$375 /mo · $4,495/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-345

Break-even live

Break-even rent $2,622

Max offer price $249,775

Occupancy floor —

Sensitivity live

Price	-10% $-138	-5% $-241	+0% $-345	+5% $-449	+10% $-552
Rent	-10% $-518	-5% $-431	+0% $-345	+5% $-259	+10% $-172
Rate	-1.0pp $-194	-0.5pp $-269	base $-345	+0.5pp $-423	+1.0pp $-502

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: $74,924
• Closing costs: $8,991
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Short Branch Dr Ranson, WV	3.0	2.5	1940	$2,200	$1.13	4d	1	0.15mi
271 Swan Field Ave Charles Town, WV	3.0	2.5	1786	$2,100	$1.18	4d	1	0.18mi
495 National St Ranson, WV	2.0	2.5	1330	$1,850	$1.39	25d	1	0.71mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,080	$1.05	25d	1	0.87mi
163 Anthem St Ranson, WV	2.0	2.5	1386	$2,500	$1.80	5d	1	0.87mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	19d	1	0.87mi
99 Anthem St Ranson, WV	2.0	2.5	1387	$2,000	$1.44	25d	1	0.91mi
34 Coolidge Ave Ranson, WV	2.0	2.5	1397	$1,850	$1.32	2d	1	0.94mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	5d	1	0.96mi
36 Anthem St Ranson, WV	2.0	2.5	1397	$1,800	$1.29	25d	1	0.97mi
214 Coolidge Ave Ranson, WV	2.0	2.5	1387	$1,925	$1.39	19d	1	1.02mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,995	$1.16	5d	1	1.17mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	5d	1	1.17mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	25d	1	1.17mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	25d	1	1.18mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	13d	1	1.22mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	5d	1	1.22mi
51 Cecily Way Ranson, WV	3.0	2.5	1998	$2,000	$1.00	13d	1	1.24mi

Listing history 14 events

1. 2026-06-18
   days on market $290,990 Active 122 DOM
2. 2026-06-17
   days on market $290,990 Active 121 DOM
3. 2026-06-16
   days on market $290,990 Active 120 DOM
4. 2026-06-15
   days on market $290,990 Active 119 DOM
5. 2026-06-13
   days on market $290,990 Active 117 DOM
6. 2026-06-13
   days on market $290,990 Active 116 DOM
7. 2026-06-09
   days on market $290,990 Active 113 DOM
8. 2026-06-08
   pricedays on market $290,990 Active 112 DOM
9. 2026-06-07
   pricedays on market $288,990 Active 111 DOM
10. 2026-06-04
    days on market $286,990 Active 108 DOM
11. 2026-06-03
    days on market $286,990 Active 107 DOM
12. 2026-06-02
    days on market $286,990 Active 106 DOM
13. 2026-06-01
    days on market $286,990 Active 105 DOM
14. 2026-05-31
    days on market $286,990 Active 104 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: $26,220
• − Mortgage interest: −$16,788
• − Property taxes: −$4,495
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$8,718
• Taxable loss: −$9,475
• Est. tax savings @ 24.0%: +$2,274
• After-tax cash flow: $-1,866/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