200 Huntwell West Ave · Ranson, WV 25438

$319,500

4 bd · 3.5 ba · 1,989 sqft · Townhouse

Built 2025 4,000 sqft lot Est $356k · 10% under $62/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 +12.1/15.0
• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0

Listing remarks

Luxury Townhomes in Huntwell West! Welcome to the St. Paul! To be builtt! Offering 1,989 square feet of living space. This home features 3+ bedrooms, 2.5+ bathrooms, a spacious 1-car garage, and a large backyard. The main level boasts an open-concept design, where the generous family room flows into a modern kitchen with a pantry, breakfast nook, and kitchen island. Step outside onto optional composite deck—perfect for relaxing or entertaining. Upstairs, the primary suite offers a luxurious retreat with a walk-in closet and en-suite bath. Two additional bedrooms, a second full bath, and a convenient laundry area complete the upper level. The finished basement adds extra flexibility,

Key facts

• $62 HOA
• Garage
• Built 2025

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $320k.

Deal economics

• At list price, monthly cash flow is $-374 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (24.9% below list).
• Recommended offer: $240k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: 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: 323 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,162 units permitted in Jefferson County in 2024 (360 in 5+ unit buildings).
• This rent runs 35% 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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $239,939 (24.9% 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. 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: 0.75% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.02%
• DSCR: 0.78
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $356,031
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Huntwell West Ave	0.00mi	4/3.5	1,989 (0%)	1mo	$319,500	$161	99
144 Monroe Ave	0.05mi	4/3.5	2,000 (+1%)	6mo	$335,704	$168	92
128 Monroe Ave	0.05mi	4/3.5	2,000 (+1%)	6mo	$324,990	$162	92
176 Monroe Ave	0.07mi	3/3.0 (-1)	1,989 (0%)	7mo	$329,990	$166	84
1264 Red Clover Ln Lot 145 LANCASTER	0.59mi	3/3.0 (-1)	1,750 (-12%)	3mo	$305,740	$175	43
1266 Red Clover Ln Lot 144 LANCASTER	0.59mi	3/3.0 (-1)	1,750 (-12%)	3mo	$339,240	$194	43
1252 Red Clover Ln Lot 151 LANCASTER	0.58mi	3/3.0 (-1)	1,750 (-12%)	4mo	$330,000	$189	43
1346 Red Clover Ln Lot 116 LANCASTER	0.63mi	3/3.0 (-1)	1,766 (-11%)	8mo	$321,140	$182	38
1313 Cedar Valley Rd Lot 106 LANCASTER	0.65mi	3/3.0 (-1)	1,726 (-13%)	6mo	$322,000	$187	36
1333 Cedar Valley Rd Lot 98 LANCASTER	0.67mi	3/3.0 (-1)	1,766 (-11%)	10mo	$315,990	$179	35
1337 Cedar Valley Rd Lot 96 LANCASTER	0.68mi	3/3.0 (-1)	1,766 (-11%)	10mo	$300,140	$170	34
1323 Cedar Valley Rd Lot 101 LANCASTER	0.66mi	3/3.0 (-1)	1,726 (-13%)	7mo	$315,000	$183	34

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: 20.7%
• Equity multiple: 2.68×
• Total profit: $150,232
• Equity at exit: $287,831

10-year hold

• IRR: 18.8%
• Equity multiple: 6.16×
• Total profit: $461,312
• Equity at exit: $620,718

Cash invested: $89,460 (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: 323
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,399 high
• Mortgage (P&I): −$1,675
• Tax est. 1.5%: −$399 /mo · $4,792/yr
• Insurance: −$133
• HOA: −$62
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-374

Break-even live

Break-even rent $2,873

Max offer price $265,313

Occupancy floor —

Sensitivity live

Price	-10% $-154	-5% $-264	+0% $-374	+5% $-485	+10% $-595
Rent	-10% $-564	-5% $-469	+0% $-374	+5% $-280	+10% $-185
Rate	-1.0pp $-214	-0.5pp $-293	base $-374	+0.5pp $-457	+1.0pp $-541

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: $79,875
• Closing costs: $9,585
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Freeman St Ranson, WV	3.0	2.5	1906	$2,600	$1.36	4d	1	0.20mi
415 17th Ave Ranson, WV	3.0	2.5	1521	$1,990	$1.31	26d	1	0.58mi
405 17th Ave Ranson, WV	3.0	2.5	1725	$2,150	$1.25	7d	1	0.58mi
1344 Red Clover Ln Ranson, WV	3.0	2.5	1723	$2,099	$1.22	14d	1	0.60mi
452 18th Ave Ranson, WV	3.0	2.5	1726	$1,895	$1.10	0d	1	0.63mi
1130 Stallion St Ranson, WV	3.0	2.5	1648	$1,900	$1.15	7d	1	0.78mi
1247 Mare St Ranson, WV	3.0	2.5	1985	$2,080	$1.05	26d	1	0.89mi
112 Cecily Way Unit 112 Ranson, WV	3.0	4.0	1905	$2,100	$1.10	7d	1	1.32mi
300 Presidents Pointe Ave Ranson, WV	3.0	2.5	1731	$2,200	$1.27	20d	1	1.32mi
51 Cecily Way Ranson, WV	3.0	2.5	1998	$2,000	$1.00	14d	1	1.38mi
37 Cecily Way Ranson, WV	3.0	2.5	2540	$2,100	$0.83	26d	1	1.39mi

HOA detail

• Monthly dues: $62 · $744/yr

Listing history 2 events

1. 2025-09-03
   listed $319,500
2. 2025-09-03
   historical

ⓘ 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: $28,793
• − Mortgage interest: −$17,897
• − Property taxes: −$4,792
• − Insurance: −$1,598
• − Repairs & maintenance: −$2,303
• − Management: −$2,303
• − HOA: −$744
• − Depreciation: −$9,295
• Taxable loss: −$10,140
• Est. tax savings @ 24.0%: +$2,434
• After-tax cash flow: $-2,060/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

2 events — show timeline

• 2025-09-03 Listing Removed — BRIGHT MLS
• 2025-09-03 Listed $319,500 BRIGHT MLS