24 Night Star Ter Lot 031 ALLEGHENY · Ranson, WV 25430

$274,990

3 bd · 2.5 ba · 1,530 sqft · Townhouse · 16 Days on market

Built 2026 3,883 sqft lot Est $278k · at est. $25/mo HOA · 1% of rent

---

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
• ARV discount +8.1/15.0
• Cash flow +6.4/30.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.7/10.0

Listing remarks

IMMEDIATE DELIVERY! Welcome to the Allegheny at Rocky Ridge! This new two-story townhome begins with an open layout connecting the spacious Great Room, modern kitchen featuring Valle Nevado granite countertops and Barnett Duraform cabinets in Linen connected to the dining area together for seamless living. All three bedrooms are nestled on the top floor to provide maximum privacy and personal space, including the owner’s suite with an attached bathroom and walk-in closet. Washer and dryer included in the price! Prices, dimensions and features may vary and are subject to change. Photos are for illustrative purposes only. Located in a desirable Jefferson County neighborhood, Rocky Ridge

Key facts

• Walk-in closet
• Open layout
• Modern kitchen

Tags

• OPEN LAYOUT
• MODERN KITCHEN
• BARNETT DURAFORM CABINETS
• OWNER'S SUITE
• WALK-IN CLOSET
• WASHER AND DRYER INCLUDED

Property features AI

Finance

• Other: Property located outside city limits; Directions available: 93 Night Star Terrace, Kearneysville, WV (use GPS)
• HOA & community: Monthly HOA fee of $25

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: End of Row/Townhouse; Fee simple ownership; Excellent condition; Built by Lennar Homes (construction not completed)
• Construction: Vinyl siding; Concrete perimeter foundation; Estimated year built
• Exterior features: End of row townhouse setting; Above-grade other structures

Interior

• Kitchen: Kitchen
• Bedrooms: Three bedrooms on the upper level (Master Bedroom, Bedroom 2, Bedroom 3)
• Bathrooms: Two full bathrooms (both on upper level); One half bathroom on the main level
• Heating & cooling: Heat pump with electric backup; Central air conditioning; Electric hot water
• Interior features: Estimated living area; Great Room; Dining Room
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $-471 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (33.1% below list).
• Recommended offer: $184k (33.1% below list) — sets the bar for 1% rule.

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: 62 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 1,162 units permitted in Jefferson County in 2024 (360 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,090 (33.1% 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. 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: 0.67% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.34%
• DSCR: 0.67
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $278,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Night Star Ter Lot 34 ALLEGHENY	0.01mi	3/2.5	1,530 (0%)	1mo	$249,990	$163	99
11 Night Star Ter Lot 27 ALLEGHENY	0.02mi	3/2.5	1,530 (0%)	1mo	$249,990	$163	98
75 White Violet Lot 5 ALLEGHENY	0.11mi	3/2.5	1,481 (-3%)	4mo	$259,990	$176	86
63 White Violet Lot 2 ALLEGHENY	0.11mi	3/2.5	1,481 (-3%)	4mo	$259,990	$176	86
67 White Violet Way Lot 3 ALLEGHENY	0.11mi	3/2.5	1,481 (-3%)	7mo	$259,990	$176	84
62 White Violet Way Lot 09 BAYLOR	0.09mi	3/3.5	1,657 (+8%)	5mo	$265,000	$160	74
130 Night Star Ter	0.10mi	3/2.5	1,440 (-6%)	15mo	$262,500	$182	73
134 Night Star Ter	0.10mi	3/2.5	1,440 (-6%)	17mo	$262,500	$182	72
156 Night Star Ter	0.13mi	3/2.5	1,440 (-6%)	17mo	$262,500	$182	70
126 Night Star Ter	0.14mi	3/2.5	1,440 (-6%)	17mo	$262,500	$182	70
138 Night Star Ter	0.13mi	3/2.5	1,440 (-6%)	18mo	$263,750	$183	69
122 Night Star Ter	0.13mi	3/2.5	1,440 (-6%)	19mo	$267,500	$186	69

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: 19.1%
• Equity multiple: 2.56×
• Total profit: $119,806
• Equity at exit: $247,733

10-year hold

• IRR: 17.6%
• Equity multiple: 5.89×
• Total profit: $376,491
• Equity at exit: $534,245

Cash invested: $76,997 (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 25430

• Home prices YoY: 15.4%
• Active inventory: 62
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,841 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$25
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-471

Break-even live

Break-even rent $2,437

Max offer price $206,824

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: $68,748
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Night Star Ter Kearneysville, WV	3.0	2.5	1530	$1,800	$1.18	4d	1	0.04mi
60 Night Star Ter Unit 1 Kearneysville, WV	3.0	2.5	1880	$1,895	$1.01	5d	1	0.05mi
11 Aberdeen Dr Kearneysville, WV	3.0	2.5	1820	$1,850	$1.02	3d	3	0.97mi
15 Chloe Dr Kearneysville, WV	3.0	2.5	1800	$1,795	$1.00	12d	1	0.99mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 12 events

1. 2026-06-15
   days on market $274,990 Active 16 DOM
2. 2026-06-13
   days on market $274,990 Active 14 DOM
3. 2026-06-13
   pricedays on market $274,990 Active 13 DOM
4. 2026-06-09
   days on market $289,990 Active 10 DOM
5. 2026-06-08
   days on market $289,990 Active 9 DOM
6. 2026-06-07
   days on market $289,990 Active 8 DOM
7. 2026-06-04
   days on market $289,990 Active 5 DOM
8. 2026-06-03
   days on market $289,990 Active 4 DOM
9. 2026-06-02
   days on market $289,990 Active 3 DOM
10. 2026-06-01
    days on market $289,990 Active 2 DOM
11. 2026-05-31
    remarks 693-char remark
12. 2026-05-31
    listed $289,990 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,091
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − HOA: −$300
• − Depreciation: −$8,000
• Taxable loss: −$10,647
• Est. tax savings @ 24.0%: +$2,555
• After-tax cash flow: $-3,098/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

• City population: 7,330
• Population (ZIP): 8,215

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Black 3%
• Common ancestry: Italian 3% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, Guatemala
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

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: ▲ 43.13%
• Current HPI: 322.5052
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-30 Listed $289,990 BRIGHT MLS