4156 Black Rock Rd · Hampstead, MD 21074

$240,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 6 Days on market

Built 1954 7,500 sqft lot $238/sqft · 27% below area Est $329k · 27% 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 +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.4/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Multiple offers received. Charming single-story home with a built in one car garage, offering classic curb appeal and a welcoming front porch. This property offers a bright exterior with timeless white siding, a traditional layout, and a spacious rear yard that provides plenty of room to enjoy the outdoors and backs up to farmland. A great opportunity for buyers looking to add their personal touches and make this home their own. Conveniently located and full of potential, this property is ready for its next chapter and ready for you.

Key facts

• 7,500 sq ft lot
• Garage
• Built 1954

Property features AI

Exterior

• Parking: Built-in basement garage (1 attached garage space); Driveway parking (1 space); Total of 2 parking spaces
• Utilities: Public sewer; Well water; Electric service: 150 Amp; Electric hot water; Heating fuel: Oil
• Home design: Detached single-family home; Level entry (main level)
• Construction: Aluminum siding; Asphalt roof; Block foundation; Building not winterized; Year built source: Assessor
• Exterior features: Sidewalks; Porch(es) — enclosed; Shed; Outside rear entrance to basement

Interior

• Kitchen: Exhaust fan; Electric oven/range
• Bedrooms: Two main-level bedrooms; Rooms listed include: Master bedroom, Bedroom 2
• Flooring: Hardwood; Vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Oil-fired heating with baseboard hot water; Electric cooling (electric-powered system)
• Interior features: Country-style kitchen; Combination kitchen and dining area; Window treatments; Traditional floor plan; Entry-level bedroom; Wood floors; Storm door(s)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $55 ($663/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (14.6% below list).
• Recommended offer: $205k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.1% in Hampstead — 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 72/100 on livability (#137 in MD) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, schools B+; Watch: amenities F, commute F.
• Carroll County Public Schools (suburban): math 32% / reading 47% proficiency, ranked #2 of 24 in MD (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 82 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 156 units permitted in Carroll County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Carroll County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y 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 $132k; list at $240k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,933 (14.6% below list)

Questions for the listing agent

1. Built in 1954 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.85% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (median comp): $328,980
• List price: $240,000
• Delta: -27.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4202 Black Rock Rd	0.05mi	2/1.0	1,008 (0%)	2mo	$280,000	$278	96
1315 Hillcrest St	0.40mi	3/1.0 (+1)	1,000 (-1%)	9mo	$339,000	$339	67
1402 Burnside Dr	0.52mi	2/1.0	1,076 (+7%)	1mo	$300,000	$279	64
913 Clearview Ave	0.23mi	2/2.0	1,076 (+7%)	17mo	$339,900	$316	60
1335 West St	0.50mi	2/1.0	1,080 (+7%)	10mo	$188,475	$175	56
4333 Sycamore Dr	0.38mi	3/1.5 (+1)	1,078 (+7%)	14mo	$329,000	$305	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-35,398
• Equity at exit: $35,785

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-26,403
• Equity at exit: $20,751

Cash invested: $67,200 (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 21074

• Active inventory: 82
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,049 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$205 /mo · $2,461/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $55

Break-even live

Break-even rent $1,979

Max offer price $240,000

Occupancy floor 92%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
890 Gaming Sq Hampstead, MD	3.0	1.5	1232	$2,100	$1.70	16d	1	0.62mi
3820 Normandy Dr Unit 3A Hampstead, MD	2.0	2.0	1000	$2,000	$2.00	2d	1	0.73mi

Listing history 6 events

1. 2026-05-14
   historical $240,000 639-char remark
2. 2002-05-14
   soldstatus $132,500
3. 2002-04-30
   soldstatus $132,500
4. 2002-02-19
   historical
5. 2001-12-21
   listed $132,500
6. 1997-05-15
   soldstatus $95,000

ⓘ 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: $2,461 · $205/mo
• Projected year-2 tax: $2,539 · $212/mo
• Expected delta: +$77/yr (+$6/mo · 3.1%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,592
• − Mortgage interest: −$13,444
• − Property taxes: −$2,461
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$6,982
• Taxable loss: −$3,430
• Est. tax savings @ 24.0%: +$823
• After-tax cash flow: $1,486/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: Carroll County Public Schools
• NCES district ID: 2400210
• Math proficiency: 32% ▼ -25.00%
• Reading proficiency: 47% ▼ -16.00%
• Median HH income: $84,594
• Composite: 37.33/100
• National rank: #4441
• State rank: #2 of 24 in MD

Livability — Hampstead

• Score: 72/100
• State rank: #137
• US rank: #5869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,070

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 169,677 people
• By 2030: 169,605 · +-0.0%
• By 2040: 166,205 · -2.0%
• By 2050: 158,312 · -6.7%
• By 2075: 143,013 · -15.7%
• By 2100: 122,431 · -27.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 3% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 6% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Carroll

• 2024 margin: Strong R (+24.9) · D 36.2% · R 61.2% · Other 2.6%
• 2008→2024 swing: +6.2pp toward D · 2008: -31.2pp · 2024: -24.9pp
• All cycles: 2024: R+24.9 2020: R+23.7 2016: R+36.9 2012: R+34.0 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -226.99%
• Current HPI: 274.0553
• 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

+152.6% since first listed

9 events — show timeline

• 2026-05-28 Pending — BRIGHT MLS
• 2026-05-26 Listing Removed — BRIGHT MLS
• 2026-05-21 Listed $240,000 BRIGHT MLS
• 2026-05-14 Coming Soon $240,000 BRIGHT MLS
• 2002-05-14 Sold (Public Records) $132,500 Public Records
• 2002-04-30 Sold (MLS) $132,500 MRIS
• 2002-02-19 Delisted — MRIS
• 2001-12-21 Listed $132,500 MRIS
• 1997-05-15 Sold (Public Records) $95,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,461 · +7.7% YoY. Source: county tax records.