18206 Moscow St SW · Moscow, MD 21521

$65,000

4 bd · 1.0 ba · 4,884 sqft · SingleFamily public records · 16 Days on market

Built 1910 10,000 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

.23 Acre lot outside of Barton with a large 3-bay garage & structure previously used as a multi-family home. Housing Structure will need significant repair or replacement. * No interior showings/interior access available. Do not walk on porches, decks, steps, etc. Termite damage and burst water pipe damage to structure; * CASH ONLY * ; House will not be emptied prior to settlement * * AS-IS ADDENDUM REQUIRED WITH ALL OFFERS * *

Key facts

• 0.23 acre lot
• 3 garage spots
• Built 1910

Property features AI

Finance

• Financial info: Ownership: Fee simple; Finished above-grade area recorded (assessor): 4,884; Improvement assessed value listed; Land assessed value listed

Exterior

• Parking: Detached garage (front entry) with 3 garage spaces; Driveway parking
• Utilities: Public water; Public sewer
• Home design: Detached property; Mixed construction
• Construction: Crawl space foundation; Above-grade and below-grade structures indicated; Major rehab needed
• Exterior features: Located outside city limits; Tidal water: No

Interior

• Bedrooms: 2 bedrooms on the main level; 2 bedrooms on the first upper level
• Bathrooms: 2 full bathrooms (1 on main level, 1 on first upper level)
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#404 in MD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment D+, housing D, schools 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: 6 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 $3k of equity ($449 loan paydown + $3k appreciation (3.9% 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 (3.9% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.23% ✓
• Cap rate: 19.92%
• Cash-on-cash: 48.66%
• DSCR: 3.17
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.6%
• Equity multiple: 4.00×
• Total profit: $54,603
• Equity at exit: $32,708

10-year hold

• IRR: 50.3%
• Equity multiple: 8.12×
• Total profit: $129,622
• Equity at exit: $53,300

Cash invested: $18,200 (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 21521

• Home prices YoY: 1.2%
• Active inventory: 6
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,449 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$38 /mo · $461/yr
• Insurance: −$27
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $683

Break-even live

Break-even rent $585

Max offer price $65,000

Occupancy floor 48%

Sensitivity live

Price	-10% $719	-5% $701	+0% $683	+5% $664	+10% $646
Rent	-10% $568	-5% $625	+0% $683	+5% $740	+10% $797
Rate	-1.0pp $715	-0.5pp $699	base $683	+0.5pp $666	+1.0pp $649

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $65,000 Active 16 DOM
2. 2026-06-18
   days on market $65,000 Active 15 DOM
3. 2026-06-17
   days on market $65,000 Active 14 DOM
4. 2026-06-16
   days on market $65,000 Active 13 DOM
5. 2026-06-15
   days on market $65,000 Active 12 DOM
6. 2026-06-14
   days on market $65,000 Active 10 DOM
7. 2026-06-12
   days on market $65,000 Active 9 DOM
8. 2026-06-09
   days on market $65,000 Active 6 DOM
9. 2026-06-08
   days on market $65,000 Active 5 DOM
10. 2026-06-07
    remarks 438-char remark
11. 2026-06-07
    listed $65,000 Active 4 DOM

ⓘ 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: $461 · $38/mo
• Projected year-2 tax: $585 · $49/mo
• Expected delta: +$124/yr (+$10/mo · 26.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 18 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: $17,384
• − Mortgage interest: −$3,641
• − Property taxes: −$461
• − Insurance: −$992
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$1,891
• Taxable income: $7,618
• Est. tax owed @ 24.0%: −$1,828
• After-tax cash flow: $6,362/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 — Moscow

• Score: 57/100
• State rank: #404
• US rank: #22237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moscow, MD
• Population (ZIP): 1,521

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 4% Danish 2% Iranian 1%
• Foreign-born: 0% · Canada

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: ▲ 3.93%
• Current HPI: 339.4039
• 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

+116.7% since first listed

4 events — show timeline

• 2026-06-03 Listed $65,000 BRIGHT MLS
• 2022-02-07 Listing Removed — BRIGHT MLS
• 2021-11-26 Contingent — BRIGHT MLS
• 2021-11-16 Listed $30,000 BRIGHT MLS

Property tax history

-7.4%/yr

Latest (2025): $461 · +6.2% YoY. Source: county tax records.