123 Jamesson Ave · Westernport, MD 21562

$15,000

3 bd · 1.5 ba · 2,375 sqft · SingleFamily public records · 93 Days on market

Built 1900 4,609 sqft lot ↓ 56% since listing

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Why this score? — see what drove the C+ 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +5.6/10.0
• 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

ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 5/25/2026 @ 10:00 AM. Bidding ends 5/27/2026 @ 12:30 PM. List Price is Suggested Opening Bid. Deposit: $5,000. ATTENTION INVESTORS! You won’t want to miss this Charming; (Rehab-Ready!) Victorian with loads of potential! Nestled in Allegany County's quaint town of Westernport. This three-story detached house is located in the Westernport area of Allegany County. Experience Scenic Beauty of Western Maryland via the surrounding Mountains, Creeks, & Rivers. Yet enjoy the convenience of being just minutes from everything you could ever need-including the numerous attractions of neighboring West Virginia. The property is vacant and ready for renovations. The area provides easy access to the major traffic artery, MD Route 125.

Key facts

• 4,609 sq ft lot
• Built 1900
• Listed 92 days

🔨 Auction listing. The $15,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $101,151 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $14k (9.0% 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 ($699 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($14k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $12k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 10.1% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $13,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.14% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.97%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $101,151
• List price: $15,000
• Delta: -85.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 Rock St	0.25mi	4/1.5 (+1)	2,364 (-0%)	4mo	$110,000	$47	79
419 Poplar St	0.43mi	3/1.5	2,060 (-13%)	12mo	$145,000	$70	48
165 Upper Church St	0.22mi	4/1.5 (+1)	2,694 (+13%)	22mo	$120,000	$45	44

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

Projected returns pro-forma

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

5-year hold

• IRR: 11.5%
• Equity multiple: 1.59×
• Total profit: $16,807
• Equity at exit: $36,039

10-year hold

• IRR: 14.9%
• Equity multiple: 2.87×
• Total profit: $52,824
• Equity at exit: $49,081

Cash invested: $28,322 (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: 1.1×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$530
• Tax est. 1.5%: −$126 /mo · $1,517/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $212

Break-even live

Break-even rent $885

Max offer price $101,151

Occupancy floor 77%

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: $25,288
• Closing costs: $3,035
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $15,000 Active 93 DOM
2. 2026-06-18
   days on market $15,000 Active 92 DOM
3. 2026-06-17
   days on market $15,000 Active 91 DOM
4. 2026-06-16
   days on market $15,000 Active 90 DOM
5. 2026-06-15
   days on market $15,000 Active 89 DOM
6. 2026-06-14
   days on market $15,000 Active 87 DOM
7. 2026-06-12
   remarks 689-char remark
8. 2026-06-12
   pricedays on market $15,000 Active 86 DOM
9. 2026-06-09
   days on market $25,000 Active 83 DOM
10. 2026-06-08
    days on market $25,000 Active 82 DOM
11. 2026-06-07
    days on market $25,000 Active 81 DOM
12. 2026-06-02
    days on market $25,000 Active 76 DOM
13. 2026-06-01
    days on market $25,000 Active 75 DOM
14. 2026-05-31
    days on market $25,000 Active 74 DOM
15. 2026-05-30
    days on market $25,000 Active 73 DOM
16. 2026-03-18
    listed $15,000 Active 852-char remark

    Show marketing remark (852 chars)

    ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 5/25/2026 @ 10:00 AM. Bidding ends 5/27/2026 @ 12:30 PM. List Price is Suggested Opening Bid. Deposit: $5,000. ATTENTION INVESTORS! You won’t want to miss this Charming; (Rehab-Ready!) Victorian with loads of potential! Nestled in Allegany County's quaint town of Westernport. This three-story detached house is located in the Westernport area of Allegany County. Experience Scenic Beauty of Western Maryland via the surrounding Mountains, Creeks, & Rivers. Yet enjoy the convenience of being just minutes from everything you could ever need-including the numerous attractions of neighboring West Virginia. The property is vacant and ready for renovations. The area provides easy access to the major traffic artery, MD Route 125.

17. 2024-06-10
    soldstatus $12,500 Closed 816-char remark

    Show marketing remark (816 chars)

    ONLINE AUCTION: Online Bidding Begins 5/7 @ 10:00am. Bidding Ends 5/9 @ 12:00pm. ATTENTION INVESTORS! You won’t want to miss this Charming; (Rehab-Ready!) Victorian with loads of potential! Nestled in Allegany County's quaint town of Westernport. Experience Scenic Beauty of Western Maryland via the surrounding Mountains, Creeks, & Rivers. Yet enjoy the convenience of being just minutes from everything you could ever need- including the numerous attractions of neighboring West Virginia. Easy access to Major Traffic Arteries, MD Route 125. Property is vacant. 10% Buyer’s Premium will be added to the high bid. $5,000 Deposit. Please Visit Ashland Auction’s website for more details. For full Terms and Conditions visit the auctioneer's website, or contact the auctioneer’s office.

18. 2024-05-13
    status Pending 816-char remark

    Show marketing remark (816 chars)

    ONLINE AUCTION: Online Bidding Begins 5/7 @ 10:00am. Bidding Ends 5/9 @ 12:00pm. ATTENTION INVESTORS! You won’t want to miss this Charming; (Rehab-Ready!) Victorian with loads of potential! Nestled in Allegany County's quaint town of Westernport. Experience Scenic Beauty of Western Maryland via the surrounding Mountains, Creeks, & Rivers. Yet enjoy the convenience of being just minutes from everything you could ever need- including the numerous attractions of neighboring West Virginia. Easy access to Major Traffic Arteries, MD Route 125. Property is vacant. 10% Buyer’s Premium will be added to the high bid. $5,000 Deposit. Please Visit Ashland Auction’s website for more details. For full Terms and Conditions visit the auctioneer's website, or contact the auctioneer’s office.

19. 2023-12-19
    listed $10,000 Active 816-char remark

    Show marketing remark (816 chars)

    ONLINE AUCTION: Online Bidding Begins 5/7 @ 10:00am. Bidding Ends 5/9 @ 12:00pm. ATTENTION INVESTORS! You won’t want to miss this Charming; (Rehab-Ready!) Victorian with loads of potential! Nestled in Allegany County's quaint town of Westernport. Experience Scenic Beauty of Western Maryland via the surrounding Mountains, Creeks, & Rivers. Yet enjoy the convenience of being just minutes from everything you could ever need- including the numerous attractions of neighboring West Virginia. Easy access to Major Traffic Arteries, MD Route 125. Property is vacant. 10% Buyer’s Premium will be added to the high bid. $5,000 Deposit. Please Visit Ashland Auction’s website for more details. For full Terms and Conditions visit the auctioneer's website, or contact the auctioneer’s office.

20. 1989-08-17
    soldstatus $34,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥94°F today · 21 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: $13,833
• − Mortgage interest: −$5,666
• − Property taxes: −$1,517
• − Insurance: −$506
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$2,943
• Taxable income: $988
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $2,303/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

-55.9% since first listed

5 events — show timeline

• 2026-03-18 Listed $15,000 BRIGHT MLS
• 2024-06-10 Sold (MLS) $12,500 BRIGHT MLS
• 2024-05-13 Pending — BRIGHT MLS
• 2023-12-19 Listed $10,000 BRIGHT MLS
• 1989-08-17 Sold (Public Records) $34,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $811 · +2.7% YoY. Source: county tax records.