LOT 65C Destrier St · Ranson, WV 25438

$304,985

3 bd · 2.5 ba · 1,951 sqft · Townhouse · 1 Days on market

Built 2026 Excellent condition 2,300 sqft lot Est $369k · 17% under $68/mo HOA · 3% of rent

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.9/30.0
• Condition / age +5.0/5.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.1/10.0

Listing remarks

Welcome to the to-be-built Ballad at Madison Greens—a home designed for those who want more space, more flexibility, and smarter long-term value without stretching their budget. With nearly 2,000 square feet across three finished levels, this townhome lives larger. The entry level recreation room creates a versatile space perfect for today’s flexible lifestyles. Upstairs, the open main level is designed for everyday living and entertaining, featuring a bright great room, an expansive kitchen with a generous center island, walk in pantry, and a dedicated dining area. The private backyard adds outdoor space rarely found in townhomes and provides room to relax, grill, or let pets p

Key facts

• Open main level
• Expansive kitchen
• Private backyard

Tags

• OPEN MAIN LEVEL
• EXPANSIVE KITCHEN
• WALK IN PANTRY
• DEDICATED DINING AREA
• PRIVATE BACKYARD
• OWNER'S SUITE

Property features AI

Finance

• Other: Irrigation water rights
• HOA & community: Monthly HOA fee ($68) covering lawn maintenance, trash, and common area maintenance; Community amenities include basketball courts and a children's playground

Exterior

• Parking: Attached front-entry garage with door opener and additional storage area; Two driveway spaces; Total of three garage/parking spaces; Asphalt driveway
• Utilities: Central air (electric); Central A/C (electric); Forced air heating (electric); Electric hot water; Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Built by RYAN HOMES (construction not completed); Fee simple ownership; Property in excellent condition
• Construction: Mixed construction materials; Slab foundation; Estimated year built
• Exterior features: Level lot with rear yard; Above-grade other structures

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric oven/range; Refrigerator; Stainless steel appliances; Energy-efficient appliances
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms (upper level); One half bathroom (main level)
• Interior features: Open floor plan; Kitchen island; Pantry; Master bathroom; Recessed lighting; Walk-in closets; Fully finished walkout basement with front entrance
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $305k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-458 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (28.7% below list).
• Recommended offer: $217k (28.7% 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: 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: 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: 311 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $33k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $217,371 (28.7% 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. 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: 0.71% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.44%
• DSCR: 0.71
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $368,739
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1737 Destrier St	0.26mi	3/3.0	2,144 (+10%)	2mo	$365,990	$171	68
1266 Red Clover Ln Lot 144 LANCASTER	0.32mi	3/3.0	1,750 (-10%)	3mo	$339,240	$194	64
1264 Red Clover Ln Lot 145 LANCASTER	0.32mi	3/3.0	1,750 (-10%)	3mo	$305,740	$175	63
1252 Red Clover Ln Lot 151 LANCASTER	0.34mi	3/3.0	1,750 (-10%)	4mo	$330,000	$189	62
1725 Destrier St	0.26mi	4/3.5 (+1)	2,144 (+10%)	1mo	$359,990	$168	61
308 Presidents Pointe Ave #611	0.65mi	3/2.5	1,731 (-11%)	1mo	$319,990	$185	50
300 Presidents Pointe Ave #609	0.65mi	3/2.5	1,731 (-11%)	1mo	$340,000	$196	50
316 Presidents Pointe Ave #613	0.65mi	3/2.5	1,731 (-11%)	1mo	$344,990	$199	50
304 Presidents Pointe Ave #610	0.65mi	3/2.5	1,731 (-11%)	2mo	$319,990	$185	50
312 Presidents Pointe Ave #612	0.65mi	3/2.5	1,731 (-11%)	2mo	$329,990	$191	49
54 Coolidge Ave	0.69mi	3/2.5	1,745 (-11%)	3mo	$330,000	$189	48
90 Peter Rabbit Dr	0.69mi	3/2.0	1,692 (-13%)	3mo	$377,500	$223	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: 19.7%
• Equity multiple: 2.60×
• Total profit: $136,979
• Equity at exit: $274,755

10-year hold

• IRR: 18.1%
• Equity multiple: 5.99×
• Total profit: $426,490
• Equity at exit: $592,519

Cash invested: $85,396 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,174 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• HOA: −$68
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-458

Break-even live

Break-even rent $2,754

Max offer price $238,647

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: $76,246
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	12d	1	0.25mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,995	$1.16	4d	1	0.29mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	24d	1	0.33mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	5d	1	0.39mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	24d	1	0.39mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,080	$1.05	24d	1	0.50mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	5d	1	0.56mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	5d	1	0.60mi
214 Coolidge Ave Ranson, WV	2.0	2.5	1387	$1,925	$1.39	18d	1	0.60mi
36 Anthem St Ranson, WV	2.0	2.5	1397	$1,800	$1.29	24d	1	0.64mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	18d	1	0.65mi
51 Cecily Way Ranson, WV	3.0	2.5	1998	$2,000	$1.00	12d	1	0.66mi
163 Anthem St Ranson, WV	2.0	2.5	1386	$2,500	$1.80	4d	1	0.67mi
37 Cecily Way Ranson, WV	3.0	2.5	2540	$2,100	$0.83	24d	1	0.67mi
99 Anthem St Ranson, WV	2.0	2.5	1387	$2,000	$1.44	24d	1	0.67mi
34 Coolidge Ave Ranson, WV	2.0	2.5	1397	$1,850	$1.32	1d	1	0.70mi
495 National St Ranson, WV	2.0	2.5	1330	$1,850	$1.39	24d	1	0.77mi
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,600	$1.36	2d	1	0.85mi
35 Short Branch Dr Ranson, WV	3.0	2.5	1940	$2,200	$1.13	3d	1	1.20mi
271 Swan Field Ave Charles Town, WV	3.0	2.5	1786	$2,100	$1.18	3d	1	1.49mi

HOA detail

• Monthly dues: $68 · $816/yr

Listing history 1 events

1. 2026-05-23
   listed $304,985 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: $26,085
• − Mortgage interest: −$17,084
• − Property taxes: −$4,575
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − HOA: −$816
• − Depreciation: −$8,872
• Taxable loss: −$10,961
• Est. tax savings @ 24.0%: +$2,631
• After-tax cash flow: $-2,871/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.

Condition & rehab AI · 21 photos

Excellent 100/100 None rehab

This modern townhome is move-in ready with excellent condition and no immediate repairs needed. It offers a spacious layout, modern amenities, and a great location.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both smart home integration — increases convenience and marketability
• Both smart thermostat — saves energy and attracts buyers

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home integration — increases convenience and marketability ↑
• Both smart thermostat — saves energy and attracts buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 event — show timeline

• 2026-05-23 Listed $304,985 BRIGHT MLS