14220 Oak View Dr SW · Cresaptown, MD 21502

$90,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 21 Days on market

Built 1972 6,500 sqft lot Est $146k · 38% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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

Opportunity awaits in this ranch-style home with great potential! Featuring a functional layout and solid bones, this property is perfect for buyers looking to update and make it their own. As you enter, you’re welcomed into a spacious open living and dining area, complete with a cozy wood-burning stove, creating a warm and inviting focal point. The adjoining kitchen offers ample cabinet storage and generous prep space, providing a great foundation for future updates. The home includes three spacious bedrooms and a full bathroom, all conveniently located on one level for easy living. Step outside to a large backyard featuring a patio and storage shed, offering plenty of space for ente

Key facts

• Large backyard
• Ranch style home
• Functional layout

Tags

• RANCH STYLE HOME
• FUNCTIONAL LAYOUT
• WOOD BURNING STOVE
• AMPLE CABINET STORAGE
• GENEROUS PREP SPACE
• LARGE BACKYARD

Property features AI

Exterior

• Parking: On-street parking; One off-street parking space; One total garage/parking space
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached structure; Single-story living (all main living on one level)
• Construction: Frame construction; Slab foundation
• Exterior features: Patio(s); Shed

Interior

• Kitchen: Electric range/oven; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric baseboard heating; Central air conditioning
• Interior features: Ceiling fans; Tub/shower; Combination dining and living area; Traditional floor plan
• Laundry & utility: Washer and dryer on the main floor; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $90k implies a 82% 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.92%
• DSCR: 1.93
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $145,728
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14244 Cunningham Dr SW	0.12mi	2/1.0 (-1)	1,071 (+1%)	1mo	$119,800	$112	86
14214 Clear View Dr SW	0.07mi	2/1.0 (-1)	1,116 (+6%)	0mo	$56,000	$50	82
14104 Louise Dr SW	0.20mi	3/1.0	1,008 (-4%)	5mo	$136,000	$135	79
14248 Cunningham Dr SW	0.13mi	3/1.0	984 (-7%)	7mo	$13,000	$13	77
14209 Oak View Dr SW	0.09mi	3/2.0	1,080 (+2%)	23mo	$149,000	$138	69
14004 Cedarwood Dr SW	0.31mi	3/1.0	1,068 (+1%)	18mo	$149,000	$140	68
14507 Bourbon St SW	0.21mi	3/1.5	1,144 (+8%)	8mo	$180,000	$157	67
14234 Louise Dr SW	0.16mi	3/2.0	1,120 (+6%)	13mo	$145,000	$129	67
14204 Old Lake Dr SW	0.35mi	3/1.0	928 (-12%)	20mo	$160,000	$172	47
14506 N Bel Air Dr SW	0.39mi	3/1.5	1,196 (+13%)	19mo	$220,000	$184	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 1.80×
• Total profit: $20,264
• Equity at exit: $13,419

10-year hold

• IRR: 30.3%
• Equity multiple: 4.37×
• Total profit: $84,949
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $439

Break-even live

Break-even rent $745

Max offer price $90,000

Occupancy floor 61%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $90,000 Active 21 DOM
2. 2026-06-18
   days on market $90,000 Active 20 DOM
3. 2026-06-17
   days on market $90,000 Active 19 DOM
4. 2026-06-16
   days on market $90,000 Active 18 DOM
5. 2026-06-15
   days on market $90,000 Active 17 DOM
6. 2026-06-14
   days on market $90,000 Active 15 DOM
7. 2026-06-12
   days on market $90,000 Active 14 DOM
8. 2026-06-09
   days on market $90,000 Active 11 DOM
9. 2026-06-08
   days on market $90,000 Active 10 DOM
10. 2026-06-07
    days on market $90,000 Active 9 DOM
11. 2026-06-02
    days on market $90,000 Active 4 DOM
12. 2026-06-01
    days on market $90,000 Active 3 DOM
13. 2026-05-31
    days on market $90,000 Active 2 DOM
14. 2026-05-29
    listed $90,000 Active
15. 2026-05-29
    historical $90,000
16. 1992-09-11
    soldstatus $49,500
17. 1989-01-18
    soldstatus $45,000

ⓘ 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: $946 · $79/mo
• Projected year-2 tax: $963 · $80/mo
• Expected delta: +$18/yr (+$1/mo · 1.9%)

ⓘ 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 · 18 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: $15,608
• − Mortgage interest: −$5,041
• − Property taxes: −$946
• − Insurance: −$450
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$2,618
• Taxable income: $4,055
• Est. tax owed @ 24.0%: −$973
• After-tax cash flow: $4,298/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

+100.0% since first listed

4 events — show timeline

• 2026-05-29 Listed $90,000 BRIGHT MLS
• 2026-05-29 Coming Soon $90,000 BRIGHT MLS
• 1992-09-11 Sold (Public Records) $49,500 Public Records
• 1989-01-18 Sold (Public Records) $45,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $946 · +4.5% YoY. Source: county tax records.