231-233 Maryland Ave · Westernport, MD 21562

$79,900

6 bd · 1.0 ba · 1,108 sqft · Townhouse public records · 192 Days on market

Built 1940 2,532 sqft lot $72/sqft · 7% above area Est $75k · 7% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +5.6/10.0
• ARV discount +4.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

INVESTOR ALERT! DUPLEX WITH EXTREMELY GOOD RENTAL HISTORY. ONE SIDE OCCUPIED FOR $900.00 PER MONTH AND 231 IS VACANT FOR A NEW TENANT. VACANT SIDE HAS BEEN REMODELED AND IS READY TO RENT FOR THE NEW LANDLORD. LIVE IN ONE SIDE AND LET THE TENANTS PAY YOUR MORTGAGE, OR RENT BOTH SIDES AND REAP THE REWARDS AND THE CASH FLOW. COME TAKE A LOOK.

Key facts

• Vacant side
• Remodeled
• Rental history

Tags

• DUPLEX
• RENTAL HISTORY
• VACANT SIDE
• REMODELED

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#188 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools D, amenities F, commute 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: 23 active listings in the ZIP; 24 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($552 loan paydown + $1k appreciation (1.3% local appreciation)).
• Allegany County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $80k implies a 566% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.43% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.25%
• DSCR: 1.99
• GRM: 5.8

CMA / ARV

• ARV (median comp): $74,911
• List price: $79,900
• Delta: 6.66%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.14×
• Total profit: $25,507
• Equity at exit: $28,468

10-year hold

• IRR: 24.6%
• Equity multiple: 4.05×
• Total profit: $68,125
• Equity at exit: $38,770

Cash invested: $22,372 (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 21562

• Home prices YoY: 0.6%
• Active inventory: 23
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$33
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $359

Break-even live

Break-even rent $690

Max offer price $79,900

Occupancy floor 64%

Sensitivity live

Price	-10% $404	-5% $382	+0% $359	+5% $337	+10% $314
Rent	-10% $269	-5% $314	+0% $359	+5% $404	+10% $450
Rate	-1.0pp $399	-0.5pp $380	base $359	+0.5pp $339	+1.0pp $317

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-13
   status $79,900 Pending 192 DOM
2. 2026-06-12
   days on market $79,900 Active 192 DOM
3. 2026-06-09
   days on market $79,900 Active 189 DOM
4. 2026-06-08
   days on market $79,900 Active 188 DOM
5. 2026-06-07
   days on market $79,900 Active 187 DOM
6. 2026-06-02
   days on market $79,900 Active 182 DOM
7. 2026-06-01
   days on market $79,900 Active 181 DOM
8. 2026-05-31
   days on market $79,900 Active 180 DOM
9. 2026-05-30
   days on market $79,900 Active 179 DOM
10. 2026-05-06
    price $79,900 342-char remark

    Show marketing remark (342 chars)

    INVESTOR ALERT! DUPLEX WITH EXTREMELY GOOD RENTAL HISTORY. ONE SIDE OCCUPIED FOR $900.00 PER MONTH AND 231 IS VACANT FOR A NEW TENANT. VACANT SIDE HAS BEEN REMODELED AND IS READY TO RENT FOR THE NEW LANDLORD. LIVE IN ONE SIDE AND LET THE TENANTS PAY YOUR MORTGAGE, OR RENT BOTH SIDES AND REAP THE REWARDS AND THE CASH FLOW. COME TAKE A LOOK.

11. 2026-04-22
    price $85,000 342-char remark

    Show marketing remark (342 chars)

    INVESTOR ALERT! DUPLEX WITH EXTREMELY GOOD RENTAL HISTORY. ONE SIDE OCCUPIED FOR $900.00 PER MONTH AND 231 IS VACANT FOR A NEW TENANT. VACANT SIDE HAS BEEN REMODELED AND IS READY TO RENT FOR THE NEW LANDLORD. LIVE IN ONE SIDE AND LET THE TENANTS PAY YOUR MORTGAGE, OR RENT BOTH SIDES AND REAP THE REWARDS AND THE CASH FLOW. COME TAKE A LOOK.

12. 2026-03-15
    price $92,500 342-char remark

    Show marketing remark (342 chars)

    INVESTOR ALERT! DUPLEX WITH EXTREMELY GOOD RENTAL HISTORY. ONE SIDE OCCUPIED FOR $900.00 PER MONTH AND 231 IS VACANT FOR A NEW TENANT. VACANT SIDE HAS BEEN REMODELED AND IS READY TO RENT FOR THE NEW LANDLORD. LIVE IN ONE SIDE AND LET THE TENANTS PAY YOUR MORTGAGE, OR RENT BOTH SIDES AND REAP THE REWARDS AND THE CASH FLOW. COME TAKE A LOOK.

13. 2025-12-02
    listed $99,900 Active 342-char remark

    Show marketing remark (342 chars)

    INVESTOR ALERT! DUPLEX WITH EXTREMELY GOOD RENTAL HISTORY. ONE SIDE OCCUPIED FOR $900.00 PER MONTH AND 231 IS VACANT FOR A NEW TENANT. VACANT SIDE HAS BEEN REMODELED AND IS READY TO RENT FOR THE NEW LANDLORD. LIVE IN ONE SIDE AND LET THE TENANTS PAY YOUR MORTGAGE, OR RENT BOTH SIDES AND REAP THE REWARDS AND THE CASH FLOW. COME TAKE A LOOK.

14. 2003-06-02
    soldstatus $12,000 103-char remark

    Show marketing remark (103 chars)

    Listed under appraised value, in need of cosmetic repairs only. Walking distance to town or playground.

15. 2003-06-01
    historical 103-char remark

    Show marketing remark (103 chars)

    Listed under appraised value, in need of cosmetic repairs only. Walking distance to town or playground.

16. 2002-01-22
    listed $15,000 103-char remark

    Show marketing remark (103 chars)

    Listed under appraised value, in need of cosmetic repairs only. Walking distance to town or playground.

ⓘ 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: $447 · $37/mo
• Projected year-2 tax: $659 · $55/mo
• Expected delta: +$212/yr (+$18/mo · 47.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥94°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,737
• − Mortgage interest: −$4,476
• − Property taxes: −$447
• − Insurance: −$1,066
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$2,324
• Taxable income: $3,226
• Est. tax owed @ 24.0%: −$774
• After-tax cash flow: $3,537/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 — Westernport

• Score: 69/100
• State rank: #188
• US rank: #8479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westernport, MD
• Population (ZIP): 3,192

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 (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Iranian 2% Italian 1%
• Foreign-born: 0%

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: ▲ 1.28%
• Current HPI: 216.4044
• 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

+432.7% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $79,900 BRIGHT MLS
• 2026-04-22 Price Changed $85,000 BRIGHT MLS
• 2026-03-15 Price Changed $92,500 BRIGHT MLS
• 2025-12-02 Listed $99,900 BRIGHT MLS
• 2003-06-02 Sold (MLS) $12,000 MRIS
• 2003-06-01 Delisted — MRIS
• 2002-01-22 Listed $15,000 MRIS

Property tax history

+0.7%/yr

Latest (2025): $447 · +5.8% YoY. Source: county tax records.