1115 Mystic Dr · Ranson, WV 25438

$279,990

3 bd · 2.5 ba · 1,629 sqft · Townhouse · 13 Days on market

Excellent condition 1,290 sqft lot 2-car garage $172/sqft · 8% below area Est $306k · 8% under

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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 +11.3/15.0
• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Condition / age +5.0/5.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0

Listing remarks

Your Brand-New Home, Made Easy — Meet the Bruckner at Parkland Commons! Closing Cost assistance with the use of preferred lender! If you’re dreaming about a brand-new home with a warranty, 2 car garage, and brand-new appliances, the Bruckner is the perfect place to start. Even better? It is a zero-maintenance community that comes with brand new appliances, 2 car garage and you can pick your options to suit your style! 3bedrooms, 2 ½ bathrooms and a brand-new floorplan that has been recently released! It doesn't get any better! Step into a bright, open layout designed for real life.

Key facts

• Finished rec room
• Granite countertops
• Walk in pantry

Tags

• GRANITE COUNTERTOPS
• UPGRADED CABINETS
• WALK IN PANTRY
• STAINLESS STEEL APPLIANCES
• DURABLE LVP FLOORING
• FINISHED REC ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $280k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-339 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (27.9% below list).
• Recommended offer: $202k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 4.0% 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: 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: Ranson Elementary School (math 8% / reading 17%, grade F, #374 of 377 statewide, top 99%, 250 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; 26 comparable units currently listed for rent nearby; rentals lingering (median 74d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $201,975 (27.9% 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. 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: 0.72% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.19%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (median comp): $305,652
• List price: $279,990
• Delta: -8.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Oasis Ave	0.06mi	3/2.5	1,629 (0%)	1mo	$274,970	$169	97
13 Oasis Ave	0.09mi	3/3.0	1,629 (0%)	3mo	$309,990	$190	91
9 Oasis Ave	0.10mi	3/3.0	1,629 (0%)	5mo	$301,590	$185	89
412 E 7th Ave	0.41mi	3/2.5	1,648 (+1%)	9mo	$298,999	$181	71
414 E 7th Ave	0.42mi	3/2.5	1,648 (+1%)	10mo	$320,000	$194	71
408 E 7th Ave	0.41mi	3/2.5	1,648 (+1%)	11mo	$319,999	$194	70
410 E 7th Ave	0.43mi	3/2.5	1,648 (+1%)	11mo	$306,000	$186	69
314 E 11th Ave	0.48mi	3/1.5	1,572 (-4%)	11mo	$155,000	$99	59
101 N Marshall St	0.48mi	3/3.0	1,588 (-2%)	23mo	$237,500	$150	52
34 Rolling Branch Dr Lot 116 LANCASTER	0.41mi	3/3.0	1,766 (+8%)	16mo	$315,740	$179	52
141 E Park Ave	0.70mi	3/1.5	1,496 (-8%)	12mo	$224,000	$150	40

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: 20.6%
• Equity multiple: 2.67×
• Total profit: $130,907
• Equity at exit: $252,237

10-year hold

• IRR: 18.7%
• Equity multiple: 6.13×
• Total profit: $402,558
• Equity at exit: $543,959

Cash invested: $78,397 (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: 31 active · 18 under contract
• Months of supply: 23.2 mo (4%/mo absorbed)
• Median asking: $299,990 ($164/sqft)
• Median days on market: 21 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: +14.1% above 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: 11.6×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-339

Break-even live

Break-even rent $2,449

Max offer price $230,886

Occupancy floor —

Sensitivity live

Price	-10% $-146	-5% $-243	+0% $-339	+5% $-436	+10% $-533
Rent	-10% $-499	-5% $-419	+0% $-339	+5% $-260	+10% $-180
Rate	-1.0pp $-198	-0.5pp $-268	base $-339	+0.5pp $-412	+1.0pp $-486

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: $69,998
• Closing costs: $8,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 S George St Ranson, WV	2.0	1.0	1050	$1,495	$1.42	74d	1	0.09mi
120 E 2nd Ave Ranson, WV	3.0	1.5	1500	$1,800	$1.20	6d	1	0.39mi
225 E 2nd Ave Ranson, WV	3.0	2.0	1669	$1,800	$1.08	19d	1	0.45mi
309 N Lawrence St Charles Town, WV	3.0	1.0	1431	$1,700	$1.19	74d	1	0.47mi
400 E 11th Ave Ranson, WV	3.0	2.0	1130	$1,900	$1.68	2d	1	0.59mi
107 N Church St Charles Town, WV	3.0	1.0	1080	$1,800	$1.67	7d	1	0.60mi
602 N Marshall St Ranson, WV	2.0	1.0	1200	$1,450	$1.21	45d	1	0.63mi
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,495	$1.31	76d	1	0.78mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	100d	1	1.05mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	120d	1	1.07mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,075	$1.20	88d	1	1.07mi
440 17th Ave Ranson, WV	3.0	2.5	2158	$2,150	$1.00	10d	1	1.07mi
452 17th Ave Ranson, WV	3.0	2.5	2000	$2,150	$1.07	29d	1	1.08mi
439 17th Ave Ranson, WV	3.0	2.5	1570	$2,100	$1.34	10d	1	1.09mi
1308 Cedar Valley Rd Unit 1308 Ranson, WV	2.0	4.0	1333	$1,899	$1.42	120d	1	1.13mi
1324 Cedar Valley Rd Ranson, WV	3.0	3.5	2015	$2,100	$1.04	82d	1	1.13mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,895	$1.10	94d	1	1.18mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	108d	1	1.21mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,050	$1.03	83d	1	1.22mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,050	$1.03	85d	1	1.22mi
1322 Cedar Valley Rd Ranson, WV	3.0	2.5	1723	$2,150	$1.25	24d	1	1.23mi
1350 Red Clover Ln Ranson, WV	3.0	2.5	1776	$2,050	$1.15	50d	1	1.27mi
219 Centergate Dr Charles Town, WV	4.0	2.5	1906	$2,375	$1.25	62d	1	1.35mi
36 Orchard Green Dr Charles Town, WV	3.0	3.5	1680	$1,925	$1.15	10d	1	1.42mi
115 Bell Tower Ln Charles Town, WV	4.0	2.5	2223	$2,600	$1.17	97d	1	1.43mi
413 Eclipse St Charles Town, WV	4.0	3.5	1950	$2,230	$1.14	10d	1	1.46mi

Property features AI

Exterior

• Parking: Attached 2-car garage with rear entry and garage door openerTwo driveway parking spaces (total 4 garage/parking spaces)
• Utilities: Public waterPublic sewerElectric service
• Home design: Interior townhouse/rowhouseFee simple ownershipProperty in excellent conditionConstruction not completed
• Construction: Mixed construction materialsSlab foundation
• Exterior features: Above-grade other structuresNo tidal water on the lot

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms (all upper levels)One half bathroom on the main level
• Heating & cooling: Forced air heating (electric)Central air conditioning (electric)Electric hot water
• Interior features: Recreation roomNo basement

Listing history 6 events

1. 2026-06-04
   days on market $279,990 Active 13 DOM
2. 2026-06-03
   days on market $279,990 Active 12 DOM
3. 2026-06-02
   days on market $279,990 Active 11 DOM
4. 2026-06-01
   days on market $279,990 Active 10 DOM
5. 2026-05-31
   days on market $279,990 Active 9 DOM
6. 2026-05-22
   listed $279,990 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: $24,237
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − Depreciation: −$8,145
• Taxable loss: −$9,070
• Est. tax savings @ 24.0%: +$2,177
• After-tax cash flow: $-1,895/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 · 9 photos

Excellent 100/100 None rehab

This brand-new townhouse is move-in ready with excellent condition and modern finishes. Minimal updates could further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Ranson Elementary School F WV #374/377 Nat'l #37,719/41,679 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

Property features AI

Exterior

• Parking: Attached 2-car garage with rear entry and garage door openerTwo driveway parking spaces (total 4 garage/parking spaces)
• Utilities: Public waterPublic sewerElectric service
• Home design: Interior townhouse/rowhouseFee simple ownershipProperty in excellent conditionConstruction not completed
• Construction: Mixed construction materialsSlab foundation
• Exterior features: Above-grade other structuresNo tidal water on the lot

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms (all upper levels)One half bathroom on the main level
• Heating & cooling: Forced air heating (electric)Central air conditioning (electric)Electric hot water
• Interior features: Recreation roomNo basement

Price history

2 events — show timeline

• 2026-06-05 Listing Removed — BRIGHT MLS
• 2026-05-22 Listed $279,990 BRIGHT MLS