23705 Bartlett St SW · Barton, MD 21521

$65,000

3 bd · 1.0 ba · 1,880 sqft · SingleFamily public records · 22 Days on market

Built 1919 0.28 ac lot $35/sqft · 58% below area ↓ 13% since listing

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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 +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Large two car garage with a large 4 car driveway! Situated on a large lot with a bubbling creek in the back yard and a rear covered porch looking over the creek and the lovely fruit trees. Newer electrical panel, meter socket, water heater, and upgraded appliances! Interior needs some upgrades.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1919

Property features AI

Finance

• Other: Ownership: Fee simple

Exterior

• Parking: Attached front-entry garage with 2 spaces
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Detached property; Above-grade finished area reported by assessor
• Construction: Vinyl siding; Foundation: Other; Above-grade finished area 1,880 (assessor); Below-grade unfinished area 300 (assessor)
• Exterior features: Not in a federal flood zone; Tidal water: No; Above- and below-grade structures noted

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Baseboard hot water heating; Natural gas heating and hot water
• Interior features: Basement present (other type); Living area source: Assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/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 55/100 on livability (#417 in MD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools D-, crime F, amenities 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 22 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1919 — 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 1919 — 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 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?
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: 2.02% ✓
• Cap rate: 17.35%
• Cash-on-cash: 39.50%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

• ARV (median comp): $153,383
• List price: $65,000
• Delta: -57.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18918 Bradley St	0.08mi	3/1.0	2,000 (+6%)	10mo	$35,000	$18	78
23800 Walnut St	0.19mi	4/1.5 (+1)	1,860 (-1%)	17mo	$134,900	$73	68
23808 Hill St	0.26mi	3/2.0	1,802 (-4%)	14mo	$110,000	$61	65
18425 Takoma Dr SW	0.56mi	3/2.0	1,956 (+4%)	0mo	$110,000	$56	63
18917 High St	0.13mi	4/2.0 (+1)	1,664 (-12%)	12mo	$165,000	$99	56
19406 Dogwood Flat Ln SW	0.53mi	3/2.5	1,972 (+5%)	13mo	$218,000	$111	50
19423 Dogwood Flat Ln SW	0.59mi	4/1.5 (+1)	1,946 (+4%)	18mo	$125,000	$64	45

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

Projected returns pro-forma

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

5-year hold

• IRR: 42.9%
• Equity multiple: 3.51×
• Total profit: $45,765
• Equity at exit: $32,708

10-year hold

• IRR: 41.9%
• Equity multiple: 7.08×
• Total profit: $110,598
• 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: 4.1×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$27
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $543

Break-even live

Break-even rent $627

Max offer price $65,000

Occupancy floor 54%

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 13 events

1. 2026-05-18
   price $65,000 595-char remark
2. 2026-05-05
   listed $75,000 Active 595-char remark
3. 2022-10-17
   soldstatus $64,100
4. 2022-09-12
   soldstatus $60,500 Closed 295-char remark

   Show marketing remark (295 chars)

   Large two car garage with a large 4 car driveway! Situated on a large lot with a bubbling creek in the back yard and a rear covered porch looking over the creek and the lovely fruit trees. Newer electrical panel, meter socket, water heater, and upgraded appliances! Interior needs some upgrades.

5. 2022-08-02
   historical Active Under Contract 295-char remark

   Show marketing remark (295 chars)

   Large two car garage with a large 4 car driveway! Situated on a large lot with a bubbling creek in the back yard and a rear covered porch looking over the creek and the lovely fruit trees. Newer electrical panel, meter socket, water heater, and upgraded appliances! Interior needs some upgrades.

6. 2022-07-25
   price $60,000 295-char remark

   Show marketing remark (295 chars)

   Large two car garage with a large 4 car driveway! Situated on a large lot with a bubbling creek in the back yard and a rear covered porch looking over the creek and the lovely fruit trees. Newer electrical panel, meter socket, water heater, and upgraded appliances! Interior needs some upgrades.

7. 2022-06-03
   listed $80,000 Active 295-char remark

   Show marketing remark (295 chars)

   Large two car garage with a large 4 car driveway! Situated on a large lot with a bubbling creek in the back yard and a rear covered porch looking over the creek and the lovely fruit trees. Newer electrical panel, meter socket, water heater, and upgraded appliances! Interior needs some upgrades.

8. 2020-04-29
   soldstatus $26,500 Closed

   Show marketing remark (274 chars)

   Single family home with 3 bedrooms, 1 bath, and 2 car garage. First Time Buyers can complete the HomePath Ready Buyer home ownership course online, attach certificate to offer and request up to 3% closing cost assistance. Ask your agent for more details. Restrictions apply.

9. 2020-04-03
   status Pending

   Show marketing remark (274 chars)

   Single family home with 3 bedrooms, 1 bath, and 2 car garage. First Time Buyers can complete the HomePath Ready Buyer home ownership course online, attach certificate to offer and request up to 3% closing cost assistance. Ask your agent for more details. Restrictions apply.

10. 2020-04-03
    status Active

    Show marketing remark (274 chars)

    Single family home with 3 bedrooms, 1 bath, and 2 car garage. First Time Buyers can complete the HomePath Ready Buyer home ownership course online, attach certificate to offer and request up to 3% closing cost assistance. Ask your agent for more details. Restrictions apply.

11. 2020-04-02
    status Pending

    Show marketing remark (274 chars)

    Single family home with 3 bedrooms, 1 bath, and 2 car garage. First Time Buyers can complete the HomePath Ready Buyer home ownership course online, attach certificate to offer and request up to 3% closing cost assistance. Ask your agent for more details. Restrictions apply.

12. 2020-03-24
    listed $26,500 Active

    Show marketing remark (274 chars)

    Single family home with 3 bedrooms, 1 bath, and 2 car garage. First Time Buyers can complete the HomePath Ready Buyer home ownership course online, attach certificate to offer and request up to 3% closing cost assistance. Ask your agent for more details. Restrictions apply.

13. 2007-06-15
    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: $867 · $72/mo
• Projected year-2 tax: $867 · $72/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 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 · 19 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: $15,785
• − Mortgage interest: −$3,641
• − Property taxes: −$867
• − Insurance: −$992
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$1,891
• Taxable income: $5,869
• Est. tax owed @ 24.0%: −$1,409
• After-tax cash flow: $5,113/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 — Barton

• Score: 55/100
• State rank: #417
• US rank: #23375

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barton, 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

-13.3% since first listed

14 events — show timeline

• 2026-05-28 Listing Removed — BRIGHT MLS
• 2026-05-18 Price Changed $65,000 BRIGHT MLS
• 2026-05-05 Listed $75,000 BRIGHT MLS
• 2022-10-17 Sold (Public Records) $64,100 Public Records
• 2022-09-12 Sold (MLS) $60,500 BRIGHT MLS
• 2022-08-02 Contingent — BRIGHT MLS
• 2022-07-25 Price Changed $60,000 BRIGHT MLS
• 2022-06-03 Listed $80,000 BRIGHT MLS
• 2020-04-29 Sold (MLS) $26,500 BRIGHT MLS
• 2020-04-03 Pending — BRIGHT MLS
• 2020-04-03 Relisted — BRIGHT MLS
• 2020-04-02 Pending — BRIGHT MLS
• 2020-03-24 Listed $26,500 BRIGHT MLS
• 2007-06-15 Sold (Public Records) $75,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $867 · -0.2% YoY. Source: county tax records.