108 Knight St · Bloomington, MD 21523

$70,000

4 bd · 1.0 ba · 2,906 sqft · SingleFamily public records · 289 Days on market

Built 1935 9,147 sqft lot $24/sqft · 37% below area Est $111k · 37% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

THIS LARGE HOME IS ALMOST 3000 SQ FT!! IT IS IN NEED OF REPAIRS - GREAT CHARACTER - A LOT OF ORGINIAL WOODWORK - THE MAIN LEVEL HAS MANY RMS TO MAKE IT INTO WHATEVER YOU NEED * * * THE CONTENTS IN THE HOME DO NOT CONVEY * * *

Key facts

• Main level
• Original woodwork
• 9,147 sq ft lot

Tags

• ORIGINAL WOODWORK
• MAIN LEVEL

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#402 in MD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Garrett County Public Schools (rural): math 17% / reading 30% proficiency, ranked #16 of 24 in MD (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP; 122 units permitted in Garrett County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $3k appreciation (3.7% local appreciation)).
• Garrett County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 289 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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. 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: 1.92% ✓
• Cap rate: 16.82%
• Cash-on-cash: 37.60%
• DSCR: 2.67
• GRM: 4.3

CMA / ARV

• ARV (median comp): $111,164
• List price: $70,000
• Delta: -37.03%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

3.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.3%
• Equity multiple: 3.57×
• Total profit: $50,329
• Equity at exit: $34,431

10-year hold

• IRR: 43.4%
• Equity multiple: 7.17×
• Total profit: $121,019
• Equity at exit: $55,486

Cash invested: $19,600 (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 21523

• Home prices YoY: 3.9%
• Active inventory: 3
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$52 /mo · $623/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $614

Break-even live

Break-even rent $567

Max offer price $70,000

Occupancy floor 49%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $70,000 Active 289 DOM
2. 2026-06-17
   days on market $70,000 Active 288 DOM
3. 2026-06-16
   days on market $70,000 Active 287 DOM
4. 2026-06-15
   days on market $70,000 Active 286 DOM
5. 2026-06-13
   days on market $70,000 Active 284 DOM
6. 2026-06-12
   days on market $70,000 Active 283 DOM
7. 2026-06-09
   days on market $70,000 Active 280 DOM
8. 2026-06-08
   days on market $70,000 Active 279 DOM
9. 2026-06-07
   days on market $70,000 Active 278 DOM
10. 2026-06-07
    days on market $70,000 Active 277 DOM
11. 2026-06-04
    days on market $70,000 Active 274 DOM
12. 2026-06-02
    days on market $70,000 Active 273 DOM
13. 2026-06-01
    days on market $70,000 Active 272 DOM
14. 2026-05-31
    days on market $70,000 Active 271 DOM
15. 2026-05-31
    days on market $70,000 Active 270 DOM
16. 2025-09-02
    listed $70,000 Active 230-char remark

    Show marketing remark (230 chars)

    THIS LARGE HOME IS ALMOST 3000 SQ FT!! IT IS IN NEED OF REPAIRS - GREAT CHARACTER - A LOT OF ORGINIAL WOODWORK - THE MAIN LEVEL HAS MANY RMS TO MAKE IT INTO WHATEVER YOU NEED * * * THE CONTENTS IN THE HOME DO NOT CONVEY * * *

17. 2021-08-06
    soldstatus $49,900 Closed 369-char remark

    Show marketing remark (369 chars)

    HISTORY AND CHARM ABOUND IN THIS UNIQUE COUNTRY HOME - HOME CAN HAVE 5-7 BDRMS - 2906+/- SQ FT - SOME FINISHING WORK NEEDS DONE BUT OH THE CHARACTER THIS HOME HAS - SITTING ON A CORNER LOT AND LOCATED ONLY A HALF MILE FROM SAVAGE RIVER - NEARBY JENNINGS RANDOLPH LAKE - ONLY ABOUT 20 MINUTES TO DEEP CREEK LAKE AND WISP SKI RESORT - EXCELLENT SUMMER HOME OR GET-A-WAY

18. 2021-07-27
    status Pending 369-char remark

    Show marketing remark (369 chars)

    HISTORY AND CHARM ABOUND IN THIS UNIQUE COUNTRY HOME - HOME CAN HAVE 5-7 BDRMS - 2906+/- SQ FT - SOME FINISHING WORK NEEDS DONE BUT OH THE CHARACTER THIS HOME HAS - SITTING ON A CORNER LOT AND LOCATED ONLY A HALF MILE FROM SAVAGE RIVER - NEARBY JENNINGS RANDOLPH LAKE - ONLY ABOUT 20 MINUTES TO DEEP CREEK LAKE AND WISP SKI RESORT - EXCELLENT SUMMER HOME OR GET-A-WAY

19. 2021-07-23
    listed $49,900 Active 369-char remark

    Show marketing remark (369 chars)

    HISTORY AND CHARM ABOUND IN THIS UNIQUE COUNTRY HOME - HOME CAN HAVE 5-7 BDRMS - 2906+/- SQ FT - SOME FINISHING WORK NEEDS DONE BUT OH THE CHARACTER THIS HOME HAS - SITTING ON A CORNER LOT AND LOCATED ONLY A HALF MILE FROM SAVAGE RIVER - NEARBY JENNINGS RANDOLPH LAKE - ONLY ABOUT 20 MINUTES TO DEEP CREEK LAKE AND WISP SKI RESORT - EXCELLENT SUMMER HOME OR GET-A-WAY

20. 2011-01-03
    soldstatus $11,025 Sold
21. 2011-01-03
    soldstatus $11,025
22. 2010-12-10
    status Contingent (No Kick Out)
23. 2010-12-09
    historical
24. 2010-11-23
    listed $7,900 Active
25. 2010-11-23
    listed $7,900
26. 2007-07-03
    soldstatus $65,000

ⓘ 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: $623 · $52/mo
• Projected year-2 tax: $693 · $58/mo
• Expected delta: +$70/yr (+$6/mo · 11.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥90°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,137
• − Mortgage interest: −$3,921
• − Property taxes: −$623
• − Insurance: −$350
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$2,036
• Taxable income: $6,625
• Est. tax owed @ 24.0%: −$1,590
• After-tax cash flow: $5,780/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: Garrett County Public Schools
• NCES district ID: 2400360
• Math proficiency: 17% ▼ -16.00%
• Reading proficiency: 30% ▼ -13.00%
• Median HH income: $45,705
• Composite: 20.36/100
• National rank: #8600
• State rank: #16 of 24 in MD

Livability — Bloomington

• Score: 57/100
• State rank: #402
• US rank: #22227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomington, MD
• City population: 165
• Population (ZIP): 165

Population outlook (Garrett County) Hauer SSP2

• Today (2025): 28,304 people
• By 2030: 27,248 · -3.7%
• By 2040: 24,596 · -13.1%
• By 2050: 21,703 · -23.3%
• By 2075: 15,766 · -44.3%
• By 2100: 11,363 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Asian 11% Two or more races 8%
• Common ancestry: Romanian 5%
• Foreign-born: 11% · Philippines
• Languages at home: 89% English-only · Other Asian/Pacific 11%

Political lean MEDSL · Garrett

• 2024 margin: Solid R (+54.0) · D 21.9% · R 75.9% · Other 2.2%
• 2008→2024 swing: -13.9pp toward R · 2008: -40.1pp · 2024: -54.0pp
• All cycles: 2024: R+54.0 2020: R+55.9 2016: R+61.5 2012: R+52.1 2008: R+40.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.74%
• Current HPI: 99.7146
• 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

+7.7% since first listed

11 events — show timeline

• 2025-09-02 Listed $70,000 BRIGHT MLS
• 2021-08-06 Sold (MLS) $49,900 BRIGHT MLS
• 2021-07-27 Pending — BRIGHT MLS
• 2021-07-23 Listed $49,900 BRIGHT MLS
• 2011-01-03 Sold (MLS) $11,025 BRIGHT MLS
• 2011-01-03 Sold (MLS) $11,025 MRIS
• 2010-12-10 Pending — MRIS
• 2010-12-09 Listing Removed — BRIGHT MLS
• 2010-11-23 Listed $7,900 MRIS
• 2010-11-23 Listed $7,900 BRIGHT MLS
• 2007-07-03 Sold (Public Records) $65,000 Public Records

Property tax history

+1.6%/yr

Latest (2024): $623 · +6.7% YoY. Source: county tax records.