1006 Circle Dr · Woodsboro, MD 21757

$359,999

4 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 127 Days on market

Built 1885 0.29 ac lot $200/sqft · 10% below area Est $402k · 10% 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 +12.2/15.0
• Cash flow +8.0/30.0
• Appreciation +6.7/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

Welcome to 1006 Circle Drive, Keymar, Maryland, a beautifully renovated detached home offering modern comfort in a peaceful rural setting. This thoughtfully updated residence blends contemporary finishes with the charm of country living. Zoned Agricultural, the property features a generous outdoor area and a quiet setting ideal for those seeking space and serenity. The home has undergone extensive improvements using quality materials — more than just cosmetic updates. Major upgrades include a brand-new roof, gutters, windows, HVAC system, and updated mechanicals, providing peace of mind for the next owner. Inside, you’ll find four bedrooms, including three bedrooms on the upper level and one on the main level, plus a finished attic ideal for a playroom, office, or bonus storage. The designer kitchen features bright white cabinetry, quartz countertops, and brand-new stainless steel appliances, including refrigerator, built-in microwave, dishwasher, washer, and dryer — all included. Enjoy ample driveway parking and outdoor space suitable for entertaining, gardening, pets, or simply relaxing in a quiet environment. Conveniently located with access to local amenities while still offering a tranquil rural atmosphere, this home presents a great opportunity to enjoy modern living outside the hustle and bustle. Schedule your private showing today and experience all that this beautifully updated home has to offer.

Key facts

• Designer kitchen
• Brand new roof
• Updated mechanicals

Tags

• RENOVATED DETACHED HOME
• GENEROUS OUTDOOR AREA
• BRAND NEW ROOF
• UPDATED MECHANICALS
• DESIGNER KITCHEN
• BRIGHT WHITE CABINETRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-364 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (36.1% below list).
• Recommended offer: $230k (36.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#274 in MD) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Carroll County Public Schools (suburban): math 32% / reading 47% proficiency, ranked #2 of 24 in MD (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Taneytown Elementary (math 22% / reading 22%, grade F, #297 of 860 statewide, top 38%, 471 students, 64% FRL); Northwest Middle (math 12% / reading 38%, grade F, #104 of 225 statewide, top 47%, 637 students, 44% FRL); Francis Scott Key High (math 47% / reading 67%, grade C, #80 of 222 statewide, top 37%, 944 students, 41% FRL) — zoned schools average 50% FRL vs 16% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 10 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 156 units permitted in Carroll County in 2024 (12 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($2k loan paydown + $12k appreciation (3.4% local appreciation)).
• Carroll County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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 $165k; list at $360k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,000 (36.1% 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. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.34%
• DSCR: 0.81
• GRM: 13.0

CMA / ARV

• ARV (median comp): $401,675
• List price: $359,999
• Delta: -10.38%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 Circle Dr	0.00mi	3/1.0 (-1)	1,800 (0%)	18mo	$165,000	$92	76

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

Projected returns pro-forma

3.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.27×
• Total profit: $27,293
• Equity at exit: $169,631

10-year hold

• IRR: 7.6%
• Equity multiple: 2.20×
• Total profit: $120,644
• Equity at exit: $267,621

Cash invested: $100,800 (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 21757

• Home prices YoY: 1.1%
• Active inventory: 10
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$144 /mo · $1,723/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-364

Break-even live

Break-even rent $2,761

Max offer price $295,612

Occupancy floor —

Sensitivity live

Price	-10% $-161	-5% $-263	+0% $-364	+5% $-466	+10% $-568
Rent	-10% $-546	-5% $-455	+0% $-364	+5% $-274	+10% $-183
Rate	-1.0pp $-183	-0.5pp $-273	base $-364	+0.5pp $-458	+1.0pp $-553

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1006 Circle Dr Keymar, MD	4.0	2.0	1800	$2,300	$1.28	0d	1	0.02mi

Listing history 19 events

1. 2026-03-07
   status Active 1446-char remark

   Show marketing remark (1446 chars)

   Welcome to 1006 Circle Drive, Keymar, Maryland, a beautifully renovated detached home offering modern comfort in a peaceful rural setting. This thoughtfully updated residence blends contemporary finishes with the charm of country living. Zoned Agricultural, the property features a generous outdoor area and a quiet setting ideal for those seeking space and serenity. The home has undergone extensive improvements using quality materials — more than just cosmetic updates. Major upgrades include a brand-new roof, gutters, windows, HVAC system, and updated mechanicals, providing peace of mind for the next owner. Inside, you’ll find four bedrooms, including three bedrooms on the upper level and one on the main level, plus a finished attic ideal for a playroom, office, or bonus storage. The designer kitchen features bright white cabinetry, quartz countertops, and brand-new stainless steel appliances, including refrigerator, built-in microwave, dishwasher, washer, and dryer — all included. Enjoy ample driveway parking and outdoor space suitable for entertaining, gardening, pets, or simply relaxing in a quiet environment. Conveniently located with access to local amenities while still offering a tranquil rural atmosphere, this home presents a great opportunity to enjoy modern living outside the hustle and bustle. Schedule your private showing today and experience all that this beautifully updated home has to offer.

2. 2026-02-27
   historical 1446-char remark

   Show marketing remark (1446 chars)

   Welcome to 1006 Circle Drive, Keymar, Maryland, a beautifully renovated detached home offering modern comfort in a peaceful rural setting. This thoughtfully updated residence blends contemporary finishes with the charm of country living. Zoned Agricultural, the property features a generous outdoor area and a quiet setting ideal for those seeking space and serenity. The home has undergone extensive improvements using quality materials — more than just cosmetic updates. Major upgrades include a brand-new roof, gutters, windows, HVAC system, and updated mechanicals, providing peace of mind for the next owner. Inside, you’ll find four bedrooms, including three bedrooms on the upper level and one on the main level, plus a finished attic ideal for a playroom, office, or bonus storage. The designer kitchen features bright white cabinetry, quartz countertops, and brand-new stainless steel appliances, including refrigerator, built-in microwave, dishwasher, washer, and dryer — all included. Enjoy ample driveway parking and outdoor space suitable for entertaining, gardening, pets, or simply relaxing in a quiet environment. Conveniently located with access to local amenities while still offering a tranquil rural atmosphere, this home presents a great opportunity to enjoy modern living outside the hustle and bustle. Schedule your private showing today and experience all that this beautifully updated home has to offer.

3. 2026-01-10
   listed $359,999 Active 1446-char remark

   Show marketing remark (1446 chars)

   Welcome to 1006 Circle Drive, Keymar, Maryland, a beautifully renovated detached home offering modern comfort in a peaceful rural setting. This thoughtfully updated residence blends contemporary finishes with the charm of country living. Zoned Agricultural, the property features a generous outdoor area and a quiet setting ideal for those seeking space and serenity. The home has undergone extensive improvements using quality materials — more than just cosmetic updates. Major upgrades include a brand-new roof, gutters, windows, HVAC system, and updated mechanicals, providing peace of mind for the next owner. Inside, you’ll find four bedrooms, including three bedrooms on the upper level and one on the main level, plus a finished attic ideal for a playroom, office, or bonus storage. The designer kitchen features bright white cabinetry, quartz countertops, and brand-new stainless steel appliances, including refrigerator, built-in microwave, dishwasher, washer, and dryer — all included. Enjoy ample driveway parking and outdoor space suitable for entertaining, gardening, pets, or simply relaxing in a quiet environment. Conveniently located with access to local amenities while still offering a tranquil rural atmosphere, this home presents a great opportunity to enjoy modern living outside the hustle and bustle. Schedule your private showing today and experience all that this beautifully updated home has to offer.

4. 2025-07-09
   historical
5. 2025-07-03
   price $349,000
6. 2025-06-14
   listed $369,000 Active
7. 2025-06-09
   historical
8. 2025-01-10
   soldstatus $165,000
9. 2024-12-20
   soldstatus $165,000 Closed
10. 2024-12-08
    status Pending
11. 2024-10-14
    price $185,000
12. 2024-08-05
    listed $200,000 Active
13. 2024-08-03
    historical $200,000
14. 2000-05-09
    soldstatus $68,500
15. 2000-04-12
    soldstatus $68,500
16. 2000-02-19
    historical
17. 1999-11-29
    historical
18. 1999-05-11
    listed $68,500
19. 1999-05-11
    listed

ⓘ 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: $1,723 · $144/mo
• Projected year-2 tax: $2,824 · $235/mo
• Expected delta: +$1,100/yr (+$92/mo · 63.9%)

ⓘ 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 ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$20,166
• − Property taxes: −$1,723
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$10,473
• Taxable loss: −$10,978
• Est. tax savings @ 24.0%: +$2,635
• After-tax cash flow: $-1,739/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: Carroll County Public Schools
• NCES district ID: 2400210
• Math proficiency: 32% ▼ -25.00%
• Reading proficiency: 47% ▼ -16.00%
• Median HH income: $84,594
• Composite: 37.33/100
• National rank: #4441
• State rank: #2 of 24 in MD

Livability — Woodsboro

• Score: 64/100
• State rank: #274
• US rank: #13900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,810

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 169,677 people
• By 2030: 169,605 · +-0.0%
• By 2040: 166,205 · -2.0%
• By 2050: 158,312 · -6.7%
• By 2075: 143,013 · -15.7%
• By 2100: 122,431 · -27.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2% Asian 2% Native American 2% Black 1%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 2%
• Foreign-born: 4% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 2%

Political lean MEDSL · Carroll

• 2024 margin: Strong R (+24.9) · D 36.2% · R 61.2% · Other 2.6%
• 2008→2024 swing: +6.2pp toward D · 2008: -31.2pp · 2024: -24.9pp
• All cycles: 2024: R+24.9 2020: R+23.7 2016: R+36.9 2012: R+34.0 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.38%
• Current HPI: 303.3856
• 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

+425.5% since first listed

19 events — show timeline

• 2026-03-07 Relisted — BRIGHT MLS
• 2026-02-27 Listing Removed — BRIGHT MLS
• 2026-01-10 Listed $359,999 BRIGHT MLS
• 2025-07-09 Listing Removed — BRIGHT MLS
• 2025-07-03 Price Changed $349,000 BRIGHT MLS
• 2025-06-14 Listed $369,000 BRIGHT MLS
• 2025-06-09 Coming Soon — BRIGHT MLS
• 2025-01-10 Sold (Public Records) $165,000 Public Records
• 2024-12-20 Sold (MLS) $165,000 BRIGHT MLS
• 2024-12-08 Pending — BRIGHT MLS
• 2024-10-14 Price Changed $185,000 BRIGHT MLS
• 2024-08-05 Listed $200,000 BRIGHT MLS
• 2024-08-03 Coming Soon $200,000 BRIGHT MLS
• 2000-05-09 Sold (Public Records) $68,500 Public Records
• 2000-04-12 Sold (MLS) $68,500 MRIS
• 2000-02-19 Delisted — MRIS
• 1999-11-29 Delisted — MRIS
• 1999-05-11 Listed — MRIS
• 1999-05-11 Listed $68,500 MRIS

Property tax history

+3.7%/yr

Latest (2025): $1,723 · +13.0% YoY. Source: county tax records.