925 Frederick St · Hagerstown, MD 21740

$250,000

3 bd · 1.5 ba · 1,648 sqft · SingleFamily public records · 43 Days on market

Built 1929 9,000 sqft lot $152/sqft · 13% below area Est $286k · 13% under

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Why this score? — see what drove the D 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).

• ARV discount +13.2/15.0
• Cash flow +10.7/30.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy summer picnics from your brick patio!Beautifully decorated colonial home:3 BR, 1.5 bath, NEW fully equipped kitchen, formal DR, LR with brick fireplace and gas logs, HW floors, fenced & beautifully landscaped lawn. NEW FURNACE & A/C in 07.

Key facts

• 9,000 sq ft lot
• Garage
• Built 1929

Property features AI

Finance

• Other: Fee simple ownership; Property in good condition; Pets allowed with no restrictions

Exterior

• Parking: Detached garage (front entry); Total of 9 garage/parking spaces; Driveway with 4 spaces; 4 off-street spaces; On-street parking available; Other parking
• Utilities: Public water; Public sewer; Electric hot water; Electric heating and cooling
• Home design: Detached property; Estimated year built; Finished above-grade living area
• Construction: Vinyl siding; Permanent foundation; Building not winterized; Double-hung insulated windows with screens
• Exterior features: Porch(es); Outbuilding(s) including storage barn/shed; Sidewalks; Fully fenced rear yard; Other exterior features

Interior

• Kitchen: Built-in microwave; Electric oven/range; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Forced air heating (electric); Central air conditioning; Whole-house exhaust ventilation; Ceiling fans
• Interior features: Attic with house fan; Stall shower and walk-in shower in bathroom; Formal dining room and separate dining area; Traditional floor plan; Eat-in kitchen / kitchen with table space; Wood floors
• Laundry & utility: Washer and dryer in unit; Dryer is electric; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (27.8% below list).
• Recommended offer: $181k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.4% in Hagerstown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#83 in MD, #3,170 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: crime F, employment 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.
• Zoned schools: Emma K. Doub Elementary (math 17% / reading 32%, grade F, #260 of 860 statewide, top 33%, 354 students, 67% FRL); E. Russell Hicks Middle (math 8% / reading 31%, grade F, #154 of 225 statewide, top 68%, 824 students, 74% FRL); South Hagerstown High (math 30% / reading 63%, grade D-, #118 of 222 statewide, top 54%, 1,487 students, 78% FRL) — zoned schools average 73% FRL vs 39% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 368 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 232 units permitted in Washington County in 2024 (12 in 5+ unit buildings).
• This rent runs 34% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $89k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; list at $250k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,585 (27.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.72% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 11.5

CMA / ARV

• ARV (median comp): $286,333
• List price: $250,000
• Delta: -12.69%
• 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
1211 Frederick St	0.39mi	3/1.5	1,671 (+1%)	24mo	$370,000	$221	60
900 Kenwood Dr	0.15mi	3/1.0	1,410 (-14%)	16mo	$299,000	$212	53
1120 Kuhn Ave	0.49mi	3/2.5	1,818 (+10%)	17mo	$368,000	$202	42
1201 Frederick St	0.34mi	3/2.0	1,868 (+13%)	23mo	$250,000	$134	40
1209 Hillbrook Dr	0.62mi	3/2.0	1,452 (-12%)	15mo	$395,000	$272	36
1202 Rabbit Ct	0.62mi	3/2.0	1,448 (-12%)	17mo	$375,000	$259	34
1240 Pope Ave	0.72mi	3/2.0	1,408 (-15%)	11mo	$315,000	$224	31

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 · 4.0% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-46,214
• Equity at exit: $37,276

10-year hold

• IRR: -9.5%
• Equity multiple: 0.39×
• Total profit: $-42,502
• Equity at exit: $21,615

Cash invested: $70,000 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,806 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$128 /mo · $1,541/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-117

Break-even live

Break-even rent $1,954

Max offer price $229,330

Occupancy floor —

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 Frederick St Hagerstown, MD	4.0	2.0	1422	$1,875	$1.32	21d	1	0.59mi
909 Corbett St Hagerstown, MD	3.0	2.5	1276	$2,695	$2.11	13d	1	0.61mi
313 Frederick St Hagerstown, MD	3.0	1.5	1650	$2,500	$1.52	43d	1	0.84mi
313 Frederick St Unit 313 Hagerstown, MD	3.0	1.5	1650	$2,500	$1.52	43d	1	0.84mi
39 W Wilson Blvd Hagerstown, MD	3.0	2.0	1440	$1,730	$1.20	21d	1	0.85mi
338 S Locust St Hagerstown, MD	3.0	1.5	1320	$1,600	$1.21	21d	1	1.02mi
326 S Potomac St #1 Hagerstown, MD	2.0	1.0	1050	$1,400	$1.33	43d	1	1.06mi
326 S Potomac St #2 Hagerstown, MD	2.0	1.0	1350	$1,500	$1.11	43d	1	1.06mi
837 Virginia Ave Hagerstown, MD	3.0	2.0	1400	$2,000	$1.43	13d	1	1.27mi
103 E Washington St Unit 1E Hagerstown, MD	3.0	1.0	1200	$1,200	$1.00	13d	1	1.30mi
80 N Edgewood Dr Hagerstown, MD	2.0	1.0	1700	$2,200	$1.29	43d	1	1.34mi
60 E Washington St Apt 1E Hagerstown, MD	3.0	1.5	1300	$1,500	$1.15	21d	1	1.34mi
1730 Edgewood Hill Cir Hagerstown, MD	2.0	1.5	1115	$1,380	$1.24	43d	4	1.35mi
235 East Ave Hagerstown, MD	2.0	1.0	1200	$1,200	$1.00	13d	1	1.39mi
311 Jefferson St Unit 311 Hagerstown, MD	3.0	1.5	1200	$1,550	$1.29	43d	1	1.44mi
42 E Franklin St Hagerstown, MD	3.0	1.5	1200	$1,350	$1.12	43d	1	1.45mi
115 East Ave Unit 2 Hagerstown, MD	2.0	1.0	1200	$1,400	$1.17	43d	1	1.46mi
322 N Cannon Ave Hagerstown, MD	3.0	1.5	1488	$1,800	$1.21	13d	1	1.49mi
210 N Locust St Hagerstown, MD	3.0	1.0	1476	$1,275	$0.86	21d	1	1.50mi

Listing history 31 events

1. 2026-06-18
   days on market $250,000 Active 43 DOM
2. 2026-06-17
   days on market $250,000 Active 42 DOM
3. 2026-06-16
   days on market $250,000 Active 41 DOM
4. 2026-06-15
   days on market $250,000 Active 40 DOM
5. 2026-06-14
   days on market $250,000 Active 38 DOM
6. 2026-06-13
   pricedays on market $250,000 Active 37 DOM
7. 2026-06-10
   days on market $275,000 Active 35 DOM
8. 2026-06-09
   days on market $275,000 Active 34 DOM
9. 2026-06-08
   days on market $275,000 Active 33 DOM
10. 2026-06-07
    days on market $275,000 Active 32 DOM
11. 2026-06-03
    pricedays on market $275,000 Active 28 DOM
12. 2026-06-02
    days on market $300,000 Active 27 DOM
13. 2026-06-01
    days on market $300,000 Active 26 DOM
14. 2026-05-31
    days on market $300,000 Active 25 DOM
15. 2026-05-30
    remarks 379-char remark
16. 2026-05-30
    days on market $300,000 Active 24 DOM
17. 2026-05-16
    price $325,000 322-char remark
18. 2026-05-06
    listed $339,000 Active 322-char remark
19. 2026-05-06
    historical
20. 2026-02-28
    price $339,000
21. 2026-02-08
    listed $379,000 Active
22. 2008-08-26
    soldstatus $165,000
23. 2008-08-18
    soldstatus $165,000 Sold

    Show marketing remark (257 chars)

    Enjoy summer picnics from your brick patio!Beautifully decorated colonial home:3 BR, 1.5 bath, NEW fully equipped kitchen, formal DR, LR with brick fireplace and gas logs, HW floors, fenced & beautifully landscaped lawn. NEW FURNACE & A/C in 07.

24. 2008-08-07
    historical

    Show marketing remark (257 chars)

    Enjoy summer picnics from your brick patio!Beautifully decorated colonial home:3 BR, 1.5 bath, NEW fully equipped kitchen, formal DR, LR with brick fireplace and gas logs, HW floors, fenced & beautifully landscaped lawn. NEW FURNACE & A/C in 07.

25. 2008-07-16
    price $169,000

    Show marketing remark (257 chars)

    Enjoy summer picnics from your brick patio!Beautifully decorated colonial home:3 BR, 1.5 bath, NEW fully equipped kitchen, formal DR, LR with brick fireplace and gas logs, HW floors, fenced & beautifully landscaped lawn. NEW FURNACE & A/C in 07.

26. 2008-06-30
    listed $160,000

    Show marketing remark (257 chars)

    Enjoy summer picnics from your brick patio!Beautifully decorated colonial home:3 BR, 1.5 bath, NEW fully equipped kitchen, formal DR, LR with brick fireplace and gas logs, HW floors, fenced & beautifully landscaped lawn. NEW FURNACE & A/C in 07.

27. 2008-06-05
    historical
28. 2007-12-06
    listed
29. 2007-12-03
    historical
30. 2007-09-05
    listed
31. 1993-06-07
    soldstatus $90,000

ⓘ 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: $1,541 · $128/mo
• Projected year-2 tax: $2,133 · $178/mo
• Expected delta: +$592/yr (+$49/mo · 38.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,670
• − Mortgage interest: −$14,004
• − Property taxes: −$1,541
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$7,273
• Taxable loss: −$5,865
• Est. tax savings @ 24.0%: +$1,408
• After-tax cash flow: $3/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 — Hagerstown

• Score: 77/100
• State rank: #83
• US rank: #3170

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hagerstown, MD
• County: Washington County · 98,861 people
• City population: 64,792
• 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

+177.8% since first listed

20 events — show timeline

• 2026-06-11 Price Changed $250,000 BRIGHT MLS
• 2026-06-03 Price Changed $275,000 BRIGHT MLS
• 2026-05-30 Price Changed $300,000 BRIGHT MLS
• 2026-05-30 Price Changed $30,000 BRIGHT MLS
• 2026-05-20 Price Changed $300,000 BRIGHT MLS
• 2026-05-16 Price Changed $325,000 BRIGHT MLS
• 2026-05-06 Listing Removed — BRIGHT MLS
• 2026-05-06 Listed $339,000 BRIGHT MLS
• 2026-02-28 Price Changed $339,000 BRIGHT MLS
• 2026-02-08 Listed $379,000 BRIGHT MLS
• 2008-08-26 Sold (Public Records) $165,000 Public Records
• 2008-08-18 Sold (MLS) $165,000 MRIS
• 2008-08-07 Delisted — MRIS
• 2008-07-16 Price Changed $169,000 MRIS
• 2008-06-30 Listed $160,000 MRIS
• 2008-06-05 Delisted — MRIS
• 2007-12-06 Listed — MRIS
• 2007-12-03 Delisted — MRIS
• 2007-09-05 Listed — MRIS
• 1993-06-07 Sold (Public Records) $90,000 Public Records

Property tax history

-3.3%/yr

Latest (2025): $1,541 · +5.7% YoY. Source: county tax records.