14214 Clear View Dr SW · Cresaptown, MD 21502

$65,000

2 bd · 1.0 ba · 1,116 sqft · Manufactured public records · 95 Days on market

Built 1977 7,701 sqft lot $58/sqft · 54% below area

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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
• Rent growth +5.0/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOBILE HOME WITH ADDITION. CRAWL SPACE WITH CONCRETE FLOOR TIED INTO HOME. WELL CONSTRUCTED. STORAGE SHED WITH WORKSHOP. PLENTY OF OFF STREET PARKING. RECENT SURVEY ON LARGE FENCED LOT. 2 CLOSED IN PORCHES WITH NEW STEPS. REMODELED KITCHEN WITH NEW CABINET FRONTS, LIGHTS, ETC. REMODELED BATH. HUNTER DOUGLAS BLINDS THRU-OUT. ALL APPLIANCES CONVEY. SOME FURNISHINGS CONVEY. LOT SIZE: 61 X 130.

Key facts

• 7,701 sq ft lot
• 2 parking spots
• Built 1977

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/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: $59k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#411 in MD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment C-, schools F, crime 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: Rents rising fast (+10.9%/yr); 235 active listings in the ZIP; 24 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Allegany County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $14k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $65k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.76% ✓
• Cap rate: 15.32%
• Cash-on-cash: 32.23%
• DSCR: 2.43
• GRM: 4.7

CMA / ARV

• ARV (median comp): $139,797
• List price: $65,000
• Delta: -53.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 32.6%
• Equity multiple: 2.46×
• Total profit: $26,623
• Equity at exit: $9,692

10-year hold

• IRR: 42.2%
• Equity multiple: 5.98×
• Total profit: $90,691
• Equity at exit: $5,620

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 21502

• Home prices YoY: -17.4%
• Rents YoY: 10.9%
• Active inventory: 235
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$45 /mo · $534/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $489

Break-even live

Break-even rent $522

Max offer price $65,000

Occupancy floor 52%

Sensitivity live

Price	-10% $526	-5% $507	+0% $489	+5% $470	+10% $452
Rent	-10% $399	-5% $444	+0% $489	+5% $534	+10% $579
Rate	-1.0pp $522	-0.5pp $505	base $489	+0.5pp $472	+1.0pp $455

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 16 events

1. 2026-06-09
   status $65,000 Pending 95 DOM
2. 2026-06-08
   days on market $65,000 Active 95 DOM
3. 2026-06-07
   days on market $65,000 Active 94 DOM
4. 2026-06-02
   days on market $65,000 Active 89 DOM
5. 2026-06-01
   days on market $65,000 Active 88 DOM
6. 2026-05-31
   days on market $65,000 Active 87 DOM
7. 2026-05-30
   days on market $65,000 Active 86 DOM
8. 2026-05-07
   price $65,000
9. 2026-03-05
   listed $79,000 Active
10. 2004-09-14
    soldstatus $31,000 393-char remark

    Show marketing remark (393 chars)

    MOBILE HOME WITH ADDITION. CRAWL SPACE WITH CONCRETE FLOOR TIED INTO HOME. WELL CONSTRUCTED. STORAGE SHED WITH WORKSHOP. PLENTY OF OFF STREET PARKING. RECENT SURVEY ON LARGE FENCED LOT. 2 CLOSED IN PORCHES WITH NEW STEPS. REMODELED KITCHEN WITH NEW CABINET FRONTS, LIGHTS, ETC. REMODELED BATH. HUNTER DOUGLAS BLINDS THRU-OUT. ALL APPLIANCES CONVEY. SOME FURNISHINGS CONVEY. LOT SIZE: 61 X 130.

11. 2004-08-23
    historical 393-char remark

    Show marketing remark (393 chars)

    MOBILE HOME WITH ADDITION. CRAWL SPACE WITH CONCRETE FLOOR TIED INTO HOME. WELL CONSTRUCTED. STORAGE SHED WITH WORKSHOP. PLENTY OF OFF STREET PARKING. RECENT SURVEY ON LARGE FENCED LOT. 2 CLOSED IN PORCHES WITH NEW STEPS. REMODELED KITCHEN WITH NEW CABINET FRONTS, LIGHTS, ETC. REMODELED BATH. HUNTER DOUGLAS BLINDS THRU-OUT. ALL APPLIANCES CONVEY. SOME FURNISHINGS CONVEY. LOT SIZE: 61 X 130.

12. 2004-05-11
    listed $35,000 393-char remark

    Show marketing remark (393 chars)

    MOBILE HOME WITH ADDITION. CRAWL SPACE WITH CONCRETE FLOOR TIED INTO HOME. WELL CONSTRUCTED. STORAGE SHED WITH WORKSHOP. PLENTY OF OFF STREET PARKING. RECENT SURVEY ON LARGE FENCED LOT. 2 CLOSED IN PORCHES WITH NEW STEPS. REMODELED KITCHEN WITH NEW CABINET FRONTS, LIGHTS, ETC. REMODELED BATH. HUNTER DOUGLAS BLINDS THRU-OUT. ALL APPLIANCES CONVEY. SOME FURNISHINGS CONVEY. LOT SIZE: 61 X 130.

13. 1999-07-27
    soldstatus $35,000
14. 1999-06-17
    historical
15. 1999-05-12
    listed $36,000
16. 1996-06-25
    soldstatus $25,000

ⓘ 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: $534 · $45/mo
• Projected year-2 tax: $621 · $52/mo
• Expected delta: +$87/yr (+$7/mo · 16.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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: $13,691
• − Mortgage interest: −$3,641
• − Property taxes: −$534
• − Insurance: −$325
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$1,891
• Taxable income: $5,109
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $4,640/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 — Cresaptown

• Score: 56/100
• State rank: #411
• US rank: #22931

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cresaptown, MD
• County: Allegany County · 41,015 people
• Metro: Cumberland, MD-WV
• Population (ZIP): 41,015
• Household income: $60,725
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 824.0

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 (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Romanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -54.33%
• Current HPI: 258.6676
• Rent YoY: ▲ 10.88%
• Metro: Cumberland, 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

+160.0% since first listed

9 events — show timeline

• 2026-05-07 Price Changed $65,000 BRIGHT MLS
• 2026-03-05 Listed $79,000 BRIGHT MLS
• 2004-09-14 Sold (MLS) $31,000 MRIS
• 2004-08-23 Delisted — MRIS
• 2004-05-11 Listed $35,000 MRIS
• 1999-07-27 Sold (MLS) $35,000 MRIS
• 1999-06-17 Delisted — MRIS
• 1999-05-12 Listed $36,000 MRIS
• 1996-06-25 Sold (Public Records) $25,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $534 · +18.7% YoY. Source: county tax records.