HomeSite 685 Huntwell West Ave · Ranson, WV 25438

$337,990

4 bd · 3.5 ba · 2,400 sqft · Townhouse · 9 Days on market

Built 2026 4,000 sqft lot $64/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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• 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 +2.4/10.0
• DSCR +1.7/10.0

Listing remarks

🏡 54 Sumter Ave Model Home | June 2026 Delivery St. Peter ‘G’ – 4BR | 3.5BA | 1-Car Garage | Finished Lower Level🔥 The largest townhome floorplan in the Ranson & Charles Town area — offering up to 2400 sq. ft. of modern living space. ✨ Home Highlights 🍽 Open-concept main level perfect for entertaining 🪨 Granite countertops + designer backsplash 🧰 Stainless steel appliances 🪵 Luxury vinyl plank flooring 🌅 Composite deck 🛏 4 Bedrooms 🛁 3.5 Bathrooms 🚗 1-Car Garage with opener + remotes 🛌 Upper Level Retreat 🚿 Deluxe Silver primary bath with rain shower 👕 Spacious walk-in closet 🧺 Bedroom-level laundry 🛏 Two additional bedrooms + full bath 🎬 Finished Lower Level

Key facts

• $64 HOA
• Garage
• Built 2026

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $338k.

Deal economics

• At list price, monthly cash flow is $-412 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (25.6% below list).
• Recommended offer: $252k (25.6% 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: 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 37% 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 $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $251,625 (25.6% 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: 0.74% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.22%
• DSCR: 0.77
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.67×
• Total profit: $157,919
• Equity at exit: $304,488

10-year hold

• IRR: 18.7%
• Equity multiple: 6.13×
• Total profit: $485,832
• Equity at exit: $656,640

Cash invested: $94,637 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,516 high
• Mortgage (P&I): −$1,772
• Tax est. 1.5%: −$422 /mo · $5,070/yr
• Insurance: −$141
• HOA: −$64
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-412

Break-even live

Break-even rent $3,038

Max offer price $278,382

Occupancy floor —

Sensitivity live

Price	-10% $-178	-5% $-295	+0% $-412	+5% $-529	+10% $-646
Rent	-10% $-611	-5% $-511	+0% $-412	+5% $-313	+10% $-213
Rate	-1.0pp $-242	-0.5pp $-326	base $-412	+0.5pp $-500	+1.0pp $-589

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: $84,498
• Closing costs: $10,140
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,600	$1.36	3d	1	0.29mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	5d	1	0.80mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	13d	1	0.81mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,995	$1.16	5d	1	0.84mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	5d	1	0.99mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,080	$1.05	25d	1	1.11mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	5d	1	1.50mi

HOA detail

• Monthly dues: $64 · $768/yr

Listing history 8 events

1. 2026-06-18
   days on market $337,990 Active 9 DOM
2. 2026-06-17
   days on market $337,990 Active 8 DOM
3. 2026-06-16
   days on market $337,990 Active 7 DOM
4. 2026-06-15
   days on market $337,990 Active 6 DOM
5. 2026-06-13
   days on market $337,990 Active 4 DOM
6. 2026-06-13
   days on market $337,990 Active 3 DOM
7. 2026-06-10
   remarks 671-char remark
8. 2026-06-10
   listed $337,990 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $30,195
• − Mortgage interest: −$18,933
• − Property taxes: −$5,070
• − Insurance: −$1,690
• − Repairs & maintenance: −$2,416
• − Management: −$2,416
• − HOA: −$768
• − Depreciation: −$9,832
• Taxable loss: −$10,929
• Est. tax savings @ 24.0%: +$2,623
• After-tax cash flow: $-2,320/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 event — show timeline

• 2026-06-09 Listed $337,990 BRIGHT MLS