80 Sherman Ave · Ranson, WV 25438

$459,990

4 bd · 2.5 ba · 2,535 sqft · SingleFamily · 24 Days on market

Built 2026 Good condition $181/sqft · at area comps Est $473k · at est.

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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
• ARV discount +8.7/15.0
• Cash flow +4.3/30.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks

Apart from our Americana series, this contemporary, two-story home design offers up to 2,853 square feet of finished living space. As you enter the Rockford, you're introduced to a front room and foyer, which can be closed with double glass doors for a more private den. Continuing through the home, you enter a large family room open to the breakfast nook and kitchen. This area is airy and light due to the additional windows and 9ft high ceilings throughout the first floor. All the bedrooms, including the master, can be found on the second floor of the home. The master suite features a spacious bathroom and closet of just under 70 square feet.

Key facts

• 2 garage spots
• Built 2026
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $460k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (38.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (46.3% below list).
• Recommended offer: $247k (46.3% below list) — sets the bar for 1% rule.
• Cap rate 3.1% vs local median 4.0% in Ranson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 488 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 61d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,162 units permitted in Jefferson County in 2024 (360 in 5+ unit buildings).
• This rent runs 36% 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 $49k of equity ($3k loan paydown + $46k 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 ~$79k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($453k) is reasonable based on typical stale-listing flexibility.

Recommended offer $247,009 (46.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.54% ✗
• Cap rate: 3.09%
• Cash-on-cash: -11.44%
• DSCR: 0.49
• GRM: 15.5

CMA / ARV

• ARV (median comp): $472,686
• List price: $459,990
• Delta: -2.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Monroe Ave	0.12mi	3/2.0 (-1)	2,414 (-5%)	4mo	$429,990	$178	76
(Lot 432) Gerry St	0.25mi	5/3.0 (+1)	2,486 (-2%)	3mo	$477,545	$192	76
(Lot 434) 333 Gerry St	0.26mi	5/3.0 (+1)	2,486 (-2%)	2mo	$491,359	$198	76
422 Silver Birch Dr Lot 242 ASHTON	0.58mi	4/2.5	2,550 (+1%)	3mo	$419,990	$165	70
20 Forest Grove Ave Lot 249	0.56mi	4/2.5	2,550 (+1%)	4mo	$443,890	$174	70
383 Gerry St	0.30mi	4/4.0	2,770 (+9%)	2mo	$502,803	$182	63
198 Ellery St	0.15mi	4/3.5	2,905 (+15%)	3mo	$460,000	$158	62
(Lot 437) 365 Gerry St	0.25mi	4/3.0	2,203 (-13%)	4mo	$483,583	$220	61
43 Forest Grove Ave Lot 254 ASHTON	0.57mi	5/3.5 (+1)	2,550 (+1%)	3mo	$489,990	$192	61
44 Forest Grove Ave Lot 246 HAMILTON	0.56mi	4/2.5	2,189 (-14%)	1mo	$410,000	$187	50
11 Forest Grove Ave Lot 258 HAMILTON	0.55mi	4/2.5	2,197 (-13%)	4mo	$390,600	$178	49
28 Forest Grove Ave Lot 248 HAMILTON	0.56mi	4/2.5	2,197 (-13%)	4mo	$409,290	$186	48

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: 16.3%
• Equity multiple: 2.34×
• Total profit: $172,379
• Equity at exit: $414,395

10-year hold

• IRR: 15.6%
• Equity multiple: 5.42×
• Total profit: $569,182
• Equity at exit: $893,659

Cash invested: $128,797 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 79 active · 25 under contract
• Months of supply: 20.6 mo (5%/mo absorbed)
• Median asking: $444,990 ($184/sqft)
• Median days on market: 74 d
• This list price: 57% of active listings are priced below it
• ARV vs active asking: +1.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 25438

• Home prices YoY: 10.3%
• Active inventory: 488
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $2,470 high
• Mortgage (P&I): −$2,412
• Tax est. 1.5%: −$575 /mo · $6,900/yr
• Insurance: −$192
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-1,228

Break-even live

Break-even rent $4,024

Max offer price $282,366

Occupancy floor —

Sensitivity live

Price	-10% $-910	-5% $-1,069	+0% $-1,228	+5% $-1,386	+10% $-1,545
Rent	-10% $-1,423	-5% $-1,325	+0% $-1,228	+5% $-1,130	+10% $-1,032
Rate	-1.0pp $-996	-0.5pp $-1,111	base $-1,228	+0.5pp $-1,347	+1.0pp $-1,468

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: $114,998
• Closing costs: $13,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Huntwell West Ave Ranson, WV	4.0	3.5	2400	$2,350	$0.98	60d	1	0.14mi
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,495	$1.31	76d	1	0.21mi
440 17th Ave Ranson, WV	3.0	2.5	2158	$2,150	$1.00	10d	1	0.64mi
1324 Cedar Valley Rd Ranson, WV	3.0	3.5	2015	$2,100	$1.04	82d	1	0.65mi
452 17th Ave Ranson, WV	3.0	2.5	2000	$2,150	$1.07	29d	1	0.66mi
1350 Red Clover Ln Ranson, WV	3.0	2.5	1776	$2,050	$1.15	50d	1	0.69mi
1231 Stallion St Ranson, WV	4.0	3.5	3600	$2,600	$0.72	58d	1	0.84mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,050	$1.03	85d	1	0.95mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,050	$1.03	83d	1	0.95mi
3093 Old Leetown Pike Ranson, WV	4.0	3.0	2964	$3,095	$1.04	50d	1	1.33mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	100d	1	1.36mi
51 Cecily Way Ranson, WV	3.0	2.5	1998	$1,900	$0.95	78d	1	1.42mi
577 Thumper Dr Ranson, WV	3.0	3.5	1978	$2,300	$1.16	19d	1	1.42mi
37 Cecily Way Ranson, WV	3.0	2.5	2540	$2,100	$0.83	120d	1	1.43mi
164 National St Ranson, WV	4.0	2.5	2184	$2,500	$1.14	19d	1	1.47mi

Listing history 12 events

1. 2026-06-16
   days on market $459,990 Active 24 DOM
2. 2026-06-15
   days on market $459,990 Active 23 DOM
3. 2026-06-13
   days on market $459,990 Active 21 DOM
4. 2026-06-13
   days on market $459,990 Active 20 DOM
5. 2026-06-09
   days on market $459,990 Active 17 DOM
6. 2026-06-08
   days on market $459,990 Active 16 DOM
7. 2026-06-07
   days on market $459,990 Active 15 DOM
8. 2026-06-04
   days on market $459,990 Active 12 DOM
9. 2026-06-03
   days on market $459,990 Active 11 DOM
10. 2026-06-02
    days on market $459,990 Active 10 DOM
11. 2026-06-01
    days on market $459,990 Active 9 DOM
12. 2026-05-31
    days on market $459,990 Active 8 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: $29,641
• − Mortgage interest: −$25,767
• − Property taxes: −$6,900
• − Insurance: −$2,300
• − Repairs & maintenance: −$2,371
• − Management: −$2,371
• − Depreciation: −$13,382
• Taxable loss: −$23,449
• Est. tax savings @ 24.0%: +$5,628
• After-tax cash flow: $-9,102/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 · 26 photos

Good 80/100 None rehab

This two-story home is in excellent condition with modern finishes and a well-maintained exterior. It's move-in ready and would benefit from a fresh coat of paint to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean windows — Improves natural light and air circulation ↑

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary T A Lowery Elementary School F WV #191/377 Nat'l #24,950/41,679 Middle Wildwood Middle School F WV #70/109 Nat'l #9,659/14,009 High Jefferson High School D- WV #9/110 Nat'l #6,672/17,239

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

C Composite livability gradescore 66/100

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 · 61,715 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: 3% of renters

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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%

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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%

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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