16 Bittersweet Dr · Robinwood, MD 21740

$175,000

3 bd · 2.5 ba · 2,540 sqft · SingleFamily public records · 25 Days on market

Built 1964 0.47 ac lot $69/sqft · 57% below area

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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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.8/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

REAL ESTATE AUCTION ON SITE FRIDAY, JUNE 12, 2026 AT 12:00 NOON!! List price is opening bid only. A $25,000 deposit, payable by cashier’s check, will be required of the purchaser at time and place of sale. Estate Sale of a ranch home on a corner lot in the Brightwood Acres neighborhood in Hagerstown, Maryland. The well sized home contains 2,040 square feet each in the main living floor and basement, and is arranged for 3-4 bedrooms, 2.5 baths and under-home garage. The home is conveniently located close to major employers, including Meritus Health (0.5 mile), major highways (I-70 and I-81), and with ample options for shopping and dining along both Dual Highway and Robinwood Drive. The

Key facts

• 0.47 acre lot
• Garage
• Built 1964

Property features AI

Exterior

• Parking: Attached basement garage (1 car); Driveway parking (1 space) — total of 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached home; Estimated year built
• Construction: Frame, stone, and vinyl siding construction; Rubber roof; Other foundation
• Exterior features: Shed; Other above- and below-grade structures; No tidal water

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms (one on main level, one on lower level)
• Heating & cooling: Electric heating (baseboard and radiant); Hot water: Electric; Cooling: Other; 200+ amp electric service
• Interior features: Partially finished basement; Entry-level bedroom; Fireplace (1)
• Laundry & utility: Basement laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.8% in Robinwood — 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 62/100 on livability (#322 in MD) — a middle-class / working-renter tenant base. Strengths: employment A-, housing B+, health & safety B+; Watch: crime C-, amenities F, commute F.
• Washingtion County Public Schools (suburban): math 18% / reading 33% proficiency, ranked #13 of 24 in MD (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Eastern Elementary (math 10% / reading 11%, grade F, #590 of 860 statewide, top 70%, 433 students, 85% FRL); E. Russell Hicks Middle (math 8% / reading 31%, grade F, #154 of 225 statewide, top 68%, 824 students, 74% FRL); South Hagerstown High (math 30% / reading 63%, grade D-, #118 of 222 statewide, top 54%, 1,487 students, 78% FRL) — zoned schools average 79% FRL vs 39% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 368 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 232 units permitted in Washington County in 2024 (12 in 5+ unit buildings).
• This rent runs 36% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $118k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 8.41%
• Cash-on-cash: 7.55%
• DSCR: 1.34
• GRM: 7.7

CMA / ARV

• ARV (median comp): $408,625
• List price: $175,000
• Delta: -57.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Brightwood Dr	0.27mi	3/3.0	2,496 (-2%)	6mo	$445,000	$178	78
2008 Maplewood Dr	0.24mi	4/3.0 (+1)	2,632 (+4%)	8mo	$425,000	$161	69
8 Brightwood Dr	0.25mi	4/2.0 (+1)	2,794 (+10%)	3mo	$409,900	$147	62
114 Greenwood Dr	0.04mi	4/2.5 (+1)	2,217 (-13%)	14mo	$340,000	$153	60
10 Brightwood Cir	0.15mi	4/3.0 (+1)	2,188 (-14%)	11mo	$502,000	$229	54
2013 Maplewood Dr	0.27mi	4/2.5 (+1)	2,174 (-14%)	8mo	$399,900	$184	51
11025 Eastwood Dr	0.74mi	3/2.5	2,740 (+8%)	2mo	$577,500	$211	51
1813 Winston Dr	0.35mi	4/2.0 (+1)	2,160 (-15%)	1mo	$448,000	$207	51
29 Redwood Dr	0.21mi	4/3.0 (+1)	2,212 (-13%)	14mo	$380,000	$172	50
80 N Edgewood Dr	0.37mi	4/2.0 (+1)	2,845 (+12%)	14mo	$364,000	$128	44
244 Montclair Ct	0.72mi	3/2.5	2,200 (-13%)	8mo	$410,000	$186	38
467 Links View Dr	0.60mi	4/2.5 (+1)	2,280 (-10%)	20mo	$382,000	$168	34

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 · 4.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-6,792
• Equity at exit: $26,093

10-year hold

• IRR: 7.1%
• Equity multiple: 1.56×
• Total profit: $27,485
• Equity at exit: $15,131

Cash invested: $49,000 (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 21740

• Rents YoY: 4.0%
• Active inventory: 368
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,895 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$199 /mo · $2,383/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $308

Break-even live

Break-even rent $1,505

Max offer price $175,000

Occupancy floor 79%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11211 John F Kennedy Dr Hagerstown, MD	2.0–3.0	2.0–2.5	1510	$1,855	$1.23	13d	17	0.56mi
20319 Kellys Ln Hagerstown, MD	3.0	2.5	1780	$2,150	$1.21	44d	1	0.94mi
20321 Kellys Ln Hagerstown, MD	3.0	3.5	1780	$2,150	$1.21	44d	1	0.94mi
11512 Selema Dr Hagerstown, MD	1.0–3.0	1.0–2.5	1671	$1,913	$1.14	10d	31	1.40mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $175,000 Pending 25 DOM
2. 2026-06-10
   days on market $175,000 Active 23 DOM
3. 2026-06-09
   days on market $175,000 Active 22 DOM
4. 2026-06-08
   days on market $175,000 Active 21 DOM
5. 2026-06-07
   days on market $175,000 Active 20 DOM
6. 2026-06-03
   days on market $175,000 Active 16 DOM
7. 2026-06-02
   days on market $175,000 Active 15 DOM
8. 2026-06-01
   days on market $175,000 Active 14 DOM
9. 2026-05-31
   days on market $175,000 Active 13 DOM
10. 2026-05-30
    days on market $175,000 Active 12 DOM
11. 2026-05-18
    listed $175,000 Active 829-char remark
12. 2026-05-13
    historical $175,000 829-char remark
13. 1989-09-26
    soldstatus $118,000
14. 1984-11-15
    soldstatus $75,000

ⓘ 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: $2,383 · $199/mo
• Projected year-2 tax: $2,383 · $199/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $22,745
• − Mortgage interest: −$9,803
• − Property taxes: −$2,383
• − Insurance: −$875
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$5,091
• Taxable income: $953
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $3,468/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: Washingtion County Public Schools
• NCES district ID: 2400660
• Math proficiency: 18% ▼ -20.00%
• Reading proficiency: 33% ▼ -17.00%
• Median HH income: $54,784
• Composite: 22.87/100
• National rank: #8007
• State rank: #13 of 24 in MD

Livability — Robinwood

• Score: 62/100
• State rank: #322
• US rank: #16826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robinwood, MD
• County: Washington County · 98,861 people
• Metro: Hagerstown-Martinsburg, MD-WV
• Population (ZIP): 64,792
• Household income: $62,873
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 2832.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 151,614 people
• By 2030: 151,455 · -0.1%
• By 2040: 150,097 · -1.0%
• By 2050: 148,193 · -2.3%
• By 2075: 146,581 · -3.3%
• By 2100: 138,025 · -9.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 18% Two or more races 10% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 9% · Canada, China
• Languages at home: 86% English-only · Spanish 9% French/Haitian/Cajun 1% Chinese 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+23.0) · D 37.3% · R 60.4% · Other 2.3%
• 2008→2024 swing: -10.2pp toward R · 2008: -12.9pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+20.9 2016: R+32.4 2012: R+18.5 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -248.38%
• Current HPI: 264.8018
• Rent YoY: ▲ 4.00%
• Metro: Hagerstown-Martinsburg, MD-WV
• 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

+133.3% since first listed

5 events — show timeline

• 2026-06-12 Pending — BRIGHT MLS
• 2026-05-18 Listed $175,000 BRIGHT MLS
• 2026-05-13 Coming Soon $175,000 BRIGHT MLS
• 1989-09-26 Sold (Public Records) $118,000 Public Records
• 1984-11-15 Sold (Public Records) $75,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,383 · +5.6% YoY. Source: county tax records.