13726 Hopps Landing Rd · Cearfoss, MD 21740

$84,900

1 bd · None ba · 1,056 sqft · SingleFamily public records · 14 Days on market

Built 1920 1.20 ac lot

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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 +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Livability +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss this rare opportunity to own this 1.2-acre property nestled along the Conococheague Creek. Offering waterfront views and direct creek access—perfect for weekend getaways, outdoor enthusiasts, or those simply looking to escape the hustle and bustle. The lot features a primary home right along the water that needs some work. There are two additional outbuildings that would require major renovation or removal, but the lot offers great potential as a weekend retreat spot. With ample space, it's ideal for setting up a travel trailer or camper to enjoy the rural setting and creekside recreation. There is no existing bathroom, well, or septic system, and buyers are responsible for conducting their own due diligence regarding utility options and any future use. Property is being sold strictly as-is. Located in a flood zone. This is a great opportunity for someone looking to enjoy rural living and recreational land with direct creek access. Bring your vision—your private waterfront retreat awaits!

Key facts

• 1.2 acre lot
• Built 1920
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 46/100 on livability (#469 in MD) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A-; Watch: schools F, 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.
• Market conditions: Rents rising fast (+4.0%/yr); 368 active listings in the ZIP; 232 units permitted in Washington County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $40k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1920 — 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 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?
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: 1.50% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.70%
• DSCR: 1.88
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.19×
• Total profit: $4,538
• Equity at exit: $12,659

10-year hold

• IRR: 15.4%
• Equity multiple: 2.33×
• Total profit: $31,584
• Equity at exit: $7,341

Cash invested: $23,772 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$136 /mo · $1,633/yr
• Insurance: −$35
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $265

Break-even live

Break-even rent $939

Max offer price $84,900

Occupancy floor 74%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $84,900 Active 14 DOM
2. 2026-06-17
   days on market $84,900 Active 13 DOM
3. 2026-06-16
   days on market $84,900 Active 12 DOM
4. 2026-06-15
   days on market $84,900 Active 11 DOM
5. 2026-06-14
   days on market $84,900 Active 9 DOM
6. 2026-06-13
   days on market $84,900 Active 8 DOM
7. 2026-06-10
   days on market $84,900 Active 6 DOM
8. 2026-06-09
   days on market $84,900 Active 5 DOM
9. 2026-06-08
   days on market $84,900 Active 4 DOM
10. 2026-06-07
    statusdays on market $84,900 Active 3 DOM
11. 2026-06-03
    days on market $84,900 Coming Soon 6 DOM
12. 2026-06-02
    days on market $84,900 Coming Soon 5 DOM
13. 2026-06-01
    days on market $84,900 Coming Soon 4 DOM
14. 2026-05-31
    days on market $84,900 Coming Soon 3 DOM
15. 2026-05-30
    days on market $84,900 Coming Soon 2 DOM
16. 2025-08-27
    price $95,000 1032-char remark

    Show marketing remark (1032 chars)

    Don’t miss this rare opportunity to own this 1.2-acre property nestled along the Conococheague Creek. Offering waterfront views and direct creek access—perfect for weekend getaways, outdoor enthusiasts, or those simply looking to escape the hustle and bustle. The lot features a primary home right along the water that needs some work. There are two additional outbuildings that would require major renovation or removal, but the lot offers great potential as a weekend retreat spot. With ample space, it's ideal for setting up a travel trailer or camper to enjoy the rural setting and creekside recreation. There is no existing bathroom, well, or septic system, and buyers are responsible for conducting their own due diligence regarding utility options and any future use. Property is being sold strictly as-is. Located in a flood zone. This is a great opportunity for someone looking to enjoy rural living and recreational land with direct creek access. Bring your vision—your private waterfront retreat awaits!

17. 2025-08-27
    price $95,000 1032-char remark

    Show marketing remark (1032 chars)

    Don’t miss this rare opportunity to own this 1.2-acre property nestled along the Conococheague Creek. Offering waterfront views and direct creek access—perfect for weekend getaways, outdoor enthusiasts, or those simply looking to escape the hustle and bustle. The lot features a primary home right along the water that needs some work. There are two additional outbuildings that would require major renovation or removal, but the lot offers great potential as a weekend retreat spot. With ample space, it's ideal for setting up a travel trailer or camper to enjoy the rural setting and creekside recreation. There is no existing bathroom, well, or septic system, and buyers are responsible for conducting their own due diligence regarding utility options and any future use. Property is being sold strictly as-is. Located in a flood zone. This is a great opportunity for someone looking to enjoy rural living and recreational land with direct creek access. Bring your vision—your private waterfront retreat awaits!

18. 2025-07-24
    listed $125,000 Active 1032-char remark

    Show marketing remark (1032 chars)

    Don’t miss this rare opportunity to own this 1.2-acre property nestled along the Conococheague Creek. Offering waterfront views and direct creek access—perfect for weekend getaways, outdoor enthusiasts, or those simply looking to escape the hustle and bustle. The lot features a primary home right along the water that needs some work. There are two additional outbuildings that would require major renovation or removal, but the lot offers great potential as a weekend retreat spot. With ample space, it's ideal for setting up a travel trailer or camper to enjoy the rural setting and creekside recreation. There is no existing bathroom, well, or septic system, and buyers are responsible for conducting their own due diligence regarding utility options and any future use. Property is being sold strictly as-is. Located in a flood zone. This is a great opportunity for someone looking to enjoy rural living and recreational land with direct creek access. Bring your vision—your private waterfront retreat awaits!

19. 2025-07-24
    listed $125,000 Active 1032-char remark

    Show marketing remark (1032 chars)

    Don’t miss this rare opportunity to own this 1.2-acre property nestled along the Conococheague Creek. Offering waterfront views and direct creek access—perfect for weekend getaways, outdoor enthusiasts, or those simply looking to escape the hustle and bustle. The lot features a primary home right along the water that needs some work. There are two additional outbuildings that would require major renovation or removal, but the lot offers great potential as a weekend retreat spot. With ample space, it's ideal for setting up a travel trailer or camper to enjoy the rural setting and creekside recreation. There is no existing bathroom, well, or septic system, and buyers are responsible for conducting their own due diligence regarding utility options and any future use. Property is being sold strictly as-is. Located in a flood zone. This is a great opportunity for someone looking to enjoy rural living and recreational land with direct creek access. Bring your vision—your private waterfront retreat awaits!

20. 2025-01-13
    historical
21. 2025-01-13
    historical
22. 2024-11-08
    status Active
23. 2024-11-08
    status Active
24. 2024-11-04
    status Pending
25. 2024-11-04
    status Pending
26. 2024-08-14
    price $210,000
27. 2024-08-14
    price $210,000
28. 2024-08-13
    status Active
29. 2024-08-13
    status Active
30. 2023-11-22
    historical
31. 2023-11-22
    historical
32. 2023-09-22
    listed $245,000 Active
33. 2023-09-21
    listed $245,000 Active
34. 2005-05-06
    soldstatus $70,000
35. 1990-06-26
    soldstatus $26,000

ⓘ 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: $1,633 · $136/mo
• Projected year-2 tax: $1,633 · $136/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 10/10 Extreme FEMA zone A · 100% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,296
• − Mortgage interest: −$4,756
• − Property taxes: −$1,633
• − Insurance: −$1,927
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$2,470
• Taxable income: $2,063
• Est. tax owed @ 24.0%: −$495
• After-tax cash flow: $2,686/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 — Cearfoss

• Score: 46/100
• State rank: #469
• US rank: #26421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+265.4% since first listed

20 events — show timeline

• 2025-08-27 Price Changed $95,000 BRIGHT MLS
• 2025-08-27 Price Changed $95,000 BRIGHT MLS
• 2025-07-24 Listed $125,000 BRIGHT MLS
• 2025-07-24 Listed $125,000 BRIGHT MLS
• 2025-01-13 Listing Removed — BRIGHT MLS
• 2025-01-13 Listing Removed — BRIGHT MLS
• 2024-11-08 Relisted — BRIGHT MLS
• 2024-11-08 Relisted — BRIGHT MLS
• 2024-11-04 Pending — BRIGHT MLS
• 2024-11-04 Pending — BRIGHT MLS
• 2024-08-14 Price Changed $210,000 BRIGHT MLS
• 2024-08-14 Price Changed $210,000 BRIGHT MLS
• 2024-08-13 Relisted — BRIGHT MLS
• 2024-08-13 Relisted — BRIGHT MLS
• 2023-11-22 Listing Removed — BRIGHT MLS
• 2023-11-22 Listing Removed — BRIGHT MLS
• 2023-09-22 Listed $245,000 BRIGHT MLS
• 2023-09-21 Listed $245,000 BRIGHT MLS
• 2005-05-06 Sold (Public Records) $70,000 Public Records
• 1990-06-26 Sold (Public Records) $26,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,633 · +0.0% YoY. Source: county tax records.