11 Green St · Frostburg, MD 21532

$99,999

3 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 498 Days on market

Built 1925 8,250 sqft lot Est $167k · 40% under

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Why this score? — see what drove the B- 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.8/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Location, location, location! This property offers convenience within the heart of Frostburg. Just minutes to FSU, Mountain Ridge High School and the convenient amenities Frostburg has to offer. Potential exists with this 3-bedroom, 1 bathroom. Could provide an excellent opportunity for a flip in a nice neighborhood or a homebuyer looking to get into Frostburg at an affordable price! Hardwood floors are believed to be present throughout both floors, but may be hidden under the carpeting. There is a hole in the ceiling in the living room that resulted from a leak that has been repaired. Furnace was installed back in 2008. Get creative with this one! Call to schedule your appointment today!

Key facts

• Furnace installed
• Hardwood floors
• 8,250 sq ft lot

Tags

• HARDWOOD FLOORS
• FURNACE INSTALLED

Property features AI

Finance

• Other: Total below-grade area approximately 465 (unfinished); Above-grade finished area approximately 1,350 (estimated)
• Financial info: Fee simple ownership

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Detached home; Estimated year built
• Construction: Stick-built and concrete construction; Block foundation
• Exterior features: Detached structure; Above-grade and below-grade structures; Property located within city limits (Frostburg); No tidal water nearby

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating and hot water
• Interior features: Estimated living area; Basement with poured concrete and block foundation; Two or more access exits

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.2% in Frostburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 87/100 on livability (#7 in MD, #287 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: employment F.
• Allegany County Public Schools (other): math 15% / reading 30% proficiency, ranked #18 of 24 in MD (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 102 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 24 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Allegany County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 498 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $32k; list at $100k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 498 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.08% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.20%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $167,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Green St	0.11mi	3/1.0	1,288 (-5%)	9mo	$140,000	$109	80
138 Mount Pleasant St	0.31mi	2/1.0 (-1)	1,332 (-1%)	10mo	$165,000	$124	70
8 Taylor St	0.48mi	3/1.0	1,391 (+3%)	15mo	$70,400	$51	60
16 Greenbriar Ct	0.48mi	3/1.0	1,264 (-6%)	10mo	$209,900	$166	58
18 Mill St	0.25mi	4/1.5 (+1)	1,232 (-9%)	13mo	$185,000	$150	56
84 Hill St	0.41mi	4/2.0 (+1)	1,428 (+6%)	9mo	$150,000	$105	55
135 Hill St	0.51mi	4/2.0 (+1)	1,306 (-3%)	10mo	$120,500	$92	53
179 Mount Pleasant St	0.49mi	3/1.0	1,476 (+9%)	11mo	$133,000	$90	52
53 Stoyer St	0.31mi	3/2.0	1,172 (-13%)	10mo	$149,000	$127	51
40 Mcculloh St	0.19mi	2/2.0 (-1)	1,184 (-12%)	14mo	$162,500	$137	50
117 Bowery St	0.39mi	4/1.0 (+1)	1,176 (-13%)	10mo	$120,500	$102	47
113 Walnut St	0.49mi	2/1.5 (-1)	1,202 (-11%)	11mo	$165,000	$137	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,544
• Equity at exit: $14,910

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $15,331
• Equity at exit: $8,646

Cash invested: $28,000 (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 21532

• Home prices YoY: -24.2%
• Active inventory: 102
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $215

Break-even live

Break-even rent $810

Max offer price $99,999

Occupancy floor 75%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Main St Frostburg, MD	2.0	1.5	1100	$1,100	$1.00	43d	1	0.39mi
55 S Broadway Frostburg, MD	3.0	1.0	1020	$1,100	$1.08	43d	1	0.58mi
2 Bob Cat Ct Frostburg, MD	2.0–4.0	1.0–2.0	965	$1,000	$1.04	43d	6	0.94mi

Listing history 22 events

1. 2026-06-19
   days on market $99,999 Active 498 DOM
2. 2026-06-18
   days on market $99,999 Active 497 DOM
3. 2026-06-17
   days on market $99,999 Active 496 DOM
4. 2026-06-16
   days on market $99,999 Active 495 DOM
5. 2026-06-15
   days on market $99,999 Active 494 DOM
6. 2026-06-14
   days on market $99,999 Active 492 DOM
7. 2026-06-12
   days on market $99,999 Active 491 DOM
8. 2026-06-09
   days on market $99,999 Active 488 DOM
9. 2026-06-08
   days on market $99,999 Active 487 DOM
10. 2026-06-07
    statusdays on market $99,999 Active 486 DOM
11. 2026-05-24
    status Pending
12. 2026-05-01
    historical Active Under Contract
13. 2025-01-02
    listed $99,999 Active
14. 2025-01-01
    historical
15. 2024-12-16
    price $99,999
16. 2024-12-16
    status Active
17. 2024-12-02
    historical
18. 2024-10-31
    price $108,900
19. 2024-08-07
    price $109,900
20. 2024-07-15
    price $114,900
21. 2024-04-05
    listed $119,900 Active
22. 1985-08-16
    soldstatus $32,000

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$102/yr (+$9/mo · 11.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,981
• − Mortgage interest: −$5,601
• − Property taxes: −$886
• − Insurance: −$500
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$2,909
• Taxable income: $1,008
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $2,335/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: Allegany County Public Schools
• NCES district ID: 2400030
• Math proficiency: 15% ▼ -26.00%
• Reading proficiency: 30% ▼ -20.00%
• Median HH income: $39,760
• Composite: 18.95/100
• National rank: #8854
• State rank: #18 of 24 in MD

Livability — Frostburg

• Score: 87/100
• State rank: #7
• US rank: #287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frostburg, MD
• Population (ZIP): 13,123

Population outlook (Allegany County) Hauer SSP2

• Today (2025): 68,778 people
• By 2030: 66,766 · -2.9%
• By 2040: 62,784 · -8.7%
• By 2050: 59,179 · -14.0%
• By 2075: 50,732 · -26.2%
• By 2100: 40,837 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 2% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 5% Romanian 2% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Allegany

• 2024 margin: Solid R (+40.3) · D 28.9% · R 69.2% · Other 2.0%
• 2008→2024 swing: -14.4pp toward R · 2008: -25.9pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+38.3 2016: R+48.0 2012: R+32.9 2008: R+25.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.31%
• Current HPI: 244.5937
• 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

+212.5% since first listed

12 events — show timeline

• 2026-05-24 Pending — BRIGHT MLS
• 2026-05-01 Contingent — BRIGHT MLS
• 2025-01-02 Listed $99,999 BRIGHT MLS
• 2025-01-01 Listing Removed — BRIGHT MLS
• 2024-12-16 Price Changed $99,999 BRIGHT MLS
• 2024-12-16 Relisted — BRIGHT MLS
• 2024-12-02 Listing Removed — BRIGHT MLS
• 2024-10-31 Price Changed $108,900 BRIGHT MLS
• 2024-08-07 Price Changed $109,900 BRIGHT MLS
• 2024-07-15 Price Changed $114,900 BRIGHT MLS
• 2024-04-05 Listed $119,900 BRIGHT MLS
• 1985-08-16 Sold (Public Records) $32,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $886 · +6.2% YoY. Source: county tax records.