5 N Conococheague St · Williamsport, MD 21795

$699,000

6 bd · None ba · 6,011 sqft · MultiFamily public records · 44 Days on market

Built 1919 2,112 sqft lot

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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).

• Cash flow +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

4 Unit Apartment Building with a Storefront in Historic, Downtown Williamsport! This income producing property has many updates including a new 50 year roof (installed in 2019), upgraded electric, newly renovated apartment units and more! Current rent totaling $2,285 monthly. The possibilities are endless! Increase your monthly income by renting out the storefront or build your business here and let the rental income pay for the property! Schedule your private tour today!

Key facts

• New plumbing
• New walls
• Newer roof

Tags

• NEWER ROOF
• NEW HVAC SYSTEM
• NEW HOT WATER HEATER
• NEW PLUMBING
• NEW ELECTRIC
• NEW WALLS

Property features AI

Finance

• Financial info: Existing leases are yearly; Improvement assessed value listed; Land assessed value listed; Tax assessed value and annual taxes recorded

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Multi-unit property with 4 total units; Fee simple ownership
• Construction: Brick construction
• Exterior features: Property located within city limits; Ground rent paid annually; Above- and below-grade structures noted

Interior

• Bedrooms: Two 1-bedroom units; Two 2-bedroom units
• Heating & cooling: Hot water heating; Electric heating fuel; Window air conditioning units (electric)
• Interior features: Unfinished basement; Accessibility features present

What this means for you Summary

Snapshot

• This is a 6-bed/?-bath multifamily listed at $699k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $592k (15.3% below list).
• Recommended offer: $592k (15.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#183 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Washingtion County Public Schools (suburban): math 18% / reading 33% proficiency, ranked #13 of 24 in MD (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Williamsport Elementary (math 34% / reading 30%, grade F, #176 of 860 statewide, top 21%, 514 students, 62% FRL); Springfield Middle (math 13% / reading 37%, grade F, #104 of 225 statewide, top 47%, 748 students, 68% FRL); Williamsport High (math 42% / reading 67%, grade C-, #91 of 222 statewide, top 42%, 959 students, 63% FRL) — zoned schools average 64% FRL vs 39% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 36 active listings in the ZIP; 232 units permitted in Washington County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($678k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $325k; list at $699k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $592,200 (15.3% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-78,389
• Equity at exit: $104,223

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-24,301
• Equity at exit: $60,437

Cash invested: $195,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Maryland: 27 Tenant-Leaning · D+14
• County: — inherits STATE
• City: — inherits STATE

Failure-to-pay is dismissed if cured before judgment; Baltimore has just-cause; strict deposit rules.

Methodology + full state rankings →

ZIP-level market 21795

• Home prices YoY: -8.6%
• Active inventory: 36
• Price-to-rent: 35.6×

Monthly cashflow live

• Estimated rent: $5,922 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$168 /mo · $2,021/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,244
• Net cashflow: $553

Break-even live

Break-even rent $5,222

Max offer price $699,000

Occupancy floor 86%

Sensitivity live

Price	-10% $949	-5% $751	+0% $553	+5% $355	+10% $157
Rent	-10% $85	-5% $319	+0% $553	+5% $787	+10% $1,021
Rate	-1.0pp $905	-0.5pp $731	base $553	+0.5pp $372	+1.0pp $188

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,276
▸ 2× units	1	1	$2,644
Total (4 units)			$5,922

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   days on market $699,000 Active 44 DOM
2. 2026-06-18
   days on market $699,000 Active 41 DOM
3. 2026-06-17
   days on market $699,000 Active 40 DOM
4. 2026-06-16
   days on market $699,000 Active 39 DOM
5. 2026-06-15
   days on market $699,000 Active 38 DOM
6. 2026-06-14
   days on market $699,000 Active 36 DOM
7. 2026-06-13
   days on market $699,000 Active 35 DOM
8. 2026-06-10
   days on market $699,000 Active 33 DOM
9. 2026-06-09
   days on market $699,000 Active 32 DOM
10. 2026-06-08
    days on market $699,000 Active 31 DOM
11. 2026-06-07
    days on market $699,000 Active 30 DOM
12. 2026-06-03
    days on market $699,000 Active 26 DOM
13. 2026-06-02
    days on market $699,000 Active 25 DOM
14. 2026-06-01
    days on market $699,000 Active 24 DOM
15. 2026-05-31
    days on market $699,000 Active 23 DOM
16. 2026-05-30
    days on market $699,000 Active 22 DOM
17. 2026-05-08
    listed $699,000 Active 1167-char remark
18. 2026-01-12
    historical $1,150
19. 2025-11-21
    price $1,150
20. 2025-10-25
    listed $1,200
21. 2024-09-22
    historical $1,200
22. 2024-09-05
    listed $1,200
23. 2021-09-30
    soldstatus $325,000 Closed 476-char remark

    Show marketing remark (476 chars)

    4 Unit Apartment Building with a Storefront in Historic, Downtown Williamsport! This income producing property has many updates including a new 50 year roof (installed in 2019), upgraded electric, newly renovated apartment units and more! Current rent totaling $2,285 monthly. The possibilities are endless! Increase your monthly income by renting out the storefront or build your business here and let the rental income pay for the property! Schedule your private tour today!

24. 2021-08-18
    historical Active Under Contract 476-char remark

    Show marketing remark (476 chars)

    4 Unit Apartment Building with a Storefront in Historic, Downtown Williamsport! This income producing property has many updates including a new 50 year roof (installed in 2019), upgraded electric, newly renovated apartment units and more! Current rent totaling $2,285 monthly. The possibilities are endless! Increase your monthly income by renting out the storefront or build your business here and let the rental income pay for the property! Schedule your private tour today!

25. 2021-08-06
    listed $325,000 Active 476-char remark

    Show marketing remark (476 chars)

    4 Unit Apartment Building with a Storefront in Historic, Downtown Williamsport! This income producing property has many updates including a new 50 year roof (installed in 2019), upgraded electric, newly renovated apartment units and more! Current rent totaling $2,285 monthly. The possibilities are endless! Increase your monthly income by renting out the storefront or build your business here and let the rental income pay for the property! Schedule your private tour today!

26. 2003-04-14
    soldstatus $95,000

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

Tax reassessment forecast MD · Partial reset (capped growth)

• Current annual tax: $2,021 · $168/mo
• Projected year-2 tax: $4,820 · $402/mo
• Expected delta: +$2,799/yr (+$233/mo · 138.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $71,064
• − Mortgage interest: −$39,155
• − Property taxes: −$2,021
• − Insurance: −$3,495
• − Repairs & maintenance: −$5,685
• − Management: −$5,685
• − Depreciation: −$20,335
• Taxable loss: −$5,312
• Est. tax savings @ 24.0%: +$1,275
• After-tax cash flow: $7,911/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: Washingtion County Public Schools
• NCES district ID: 2400660
• Math proficiency: 18% ▼ -20.00%
• Reading proficiency: 33% ▼ -17.00%
• Median HH income: $54,784
• Composite: 22.87/100
• National rank: #8007
• State rank: #13 of 24 in MD

Livability — Williamsport

• Score: 69/100
• State rank: #183
• US rank: #8162

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment C- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamsport, MD
• Population (ZIP): 9,942

Population outlook (Washington County) Hauer SSP2

• Today (2025): 151,614 people
• By 2030: 151,455 · -0.1%
• By 2040: 150,097 · -1.0%
• By 2050: 148,193 · -2.3%
• By 2075: 146,581 · -3.3%
• By 2100: 138,025 · -9.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 3% Black 2%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 0%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+23.0) · D 37.3% · R 60.4% · Other 2.3%
• 2008→2024 swing: -10.2pp toward R · 2008: -12.9pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+20.9 2016: R+32.4 2012: R+18.5 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.08%
• Current HPI: 233.8292
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.97%
• F500 in state: 12

Industry mix (Fortune 500 HQ in MD)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	1	$71B
▸Utilities	1	$25B
▸Hotels	1	$24B
▸Consumer Goods	1	$7B
▸Real Estate	1	$6B
▸Chemicals	1	$2B

Price history

+635.8% since first listed

10 events — show timeline

• 2026-05-08 Listed $699,000 BRIGHT MLS
• 2026-01-12 Rental Removed $1,150 RENTALBEAST
• 2025-11-21 Price Changed $1,150 RENTALBEAST
• 2025-10-25 Listed for Rent $1,200 RENTALBEAST
• 2024-09-22 Rental Removed $1,200 RENTALBEAST
• 2024-09-05 Listed for Rent $1,200 RENTALBEAST
• 2021-09-30 Sold (MLS) $325,000 BRIGHT MLS
• 2021-08-18 Contingent — BRIGHT MLS
• 2021-08-06 Listed $325,000 BRIGHT MLS
• 2003-04-14 Sold (Public Records) $95,000 Public Records

Property tax history

-0.9%/yr

Latest (2013): $2,021 · -3.9% YoY. Source: county tax records.