395 Woodbine · Hutton, MD 26764

$164,000

2 bd · 1.0 ba · 1,020 sqft · Manufactured · 51 Days on market

Built 1976 0.34 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
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +5.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Livability +2.1/5.0

Listing remarks MLS

Meet "Simple Things". This cozy, turn-key home is a perfect weekend escape. Located inside of Alpine Lake Resort, this 2BD 1BA provides an incredible area to UNWIND! This home has a NEW METAL ROOF & sits on a permanent slab foundation. Enjoy all that Alpine has to offer with AMENITIES like: a 150 acre stocked lake great for swimming, kayaking & fishing, tennis & basketball court, 18 hole GOLF COURSE, indoor swimming pool, fitness center, hiking trails, play ground, restaurant & bar and more! Call Today!

Key facts

• Single level living
• Updated flooring
• Newer metal roof

Tags

• SINGLE LEVEL LIVING
• WOOD BURNING STOVE
• NEWER METAL ROOF
• UPDATED FLOORING
• NEWER KITCHEN APPLIANCES
• ENERGY EFFICIENT PELLA WINDOWS

Property features AI

Finance

• Other: Located in Alpine Lake Resort; Directions require accompaniment to enter resort
• HOA & community: Homeowners association with annual fee; Community clubhouse, golf, pool, and tennis courts

Exterior

• Parking: No designated parking
• Security: Smoke detector(s); Gated community
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; 1 story
• Construction: Wood siding; Metal roof; Crawl space foundation; Built as residential single-family
• Exterior features: Deck; Storm door(s); Wooded lot; Lakefront/beachfront access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Window cooling units
• Interior features: Vaulted ceilings; Wood-burning fireplace
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $164k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $159k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#492 in MD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Preston County Schools (rural): math 22% / reading 33% proficiency, ranked #39 of 55 in WV (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Terra Alta/East Preston School (math 20% / reading 29%, grade F, #287 of 377 statewide, top 85%, 310 students, 0% FRL); Preston High School (math 10% / reading 32%, grade F, #100 of 110 statewide, top 91%, 1,178 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 units permitted in Preston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.7% local appreciation)).
• Preston County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $85k; list at $164k implies a 93% gain — meaningful room to come down on a strong offer.

Recommended offer $159,080 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.24% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.65%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.07×
• Total profit: $49,274
• Equity at exit: $62,051

10-year hold

• IRR: 22.6%
• Equity multiple: 3.89×
• Total profit: $132,905
• Equity at exit: $87,372

Cash invested: $45,920 (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 26764

• Home prices YoY: 0.6%
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,038 medium
• Mortgage (P&I): −$860
• Tax from tax record: −$45 /mo · $537/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $637

Break-even live

Break-even rent $1,232

Max offer price $164,000

Occupancy floor 64%

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $164,000 Active 51 DOM
2. 2026-06-18
   days on market $164,000 Active 50 DOM
3. 2026-06-17
   days on market $164,000 Active 49 DOM
4. 2026-06-16
   days on market $164,000 Active 48 DOM
5. 2026-06-15
   days on market $164,000 Active 47 DOM
6. 2026-06-14
   days on market $164,000 Active 45 DOM
7. 2026-06-13
   days on market $164,000 Active 44 DOM
8. 2026-06-10
   days on market $164,000 Active 42 DOM
9. 2026-06-09
   days on market $164,000 Active 41 DOM
10. 2026-06-08
    days on market $164,000 Active 40 DOM
11. 2026-06-07
    days on market $164,000 Active 39 DOM
12. 2026-06-03
    days on market $164,000 Active 35 DOM
13. 2026-06-02
    days on market $164,000 Active 34 DOM
14. 2026-06-01
    days on market $164,000 Active 33 DOM
15. 2026-05-31
    days on market $164,000 Active 32 DOM
16. 2026-05-30
    days on market $164,000 Active 31 DOM
17. 2026-05-21
    status Active
18. 2026-05-21
    price $164,000
19. 2026-05-01
    historical Active Under Contract
20. 2026-04-29
    listed $159,000 Active
21. 2021-10-22
    soldstatus $85,000 542-char remark

    Show marketing remark (542 chars)

    Meet "Simple Things". This cozy, turn-key home is a perfect weekend escape. Located inside of Alpine Lake Resort, this 2BD 1BA provides an incredible area to UNWIND! This home has a NEW METAL ROOF & sits on a permanent slab foundation. Enjoy all that Alpine has to offer with AMENITIES like: a 150 acre stocked lake great for swimming, kayaking & fishing, tennis & basketball court, 18 hole GOLF COURSE, indoor swimming pool, fitness center, hiking trails, play ground, restaurant & bar and more! Call Today!

22. 2021-09-17
    listed $109,000 542-char remark

    Show marketing remark (542 chars)

    Meet "Simple Things". This cozy, turn-key home is a perfect weekend escape. Located inside of Alpine Lake Resort, this 2BD 1BA provides an incredible area to UNWIND! This home has a NEW METAL ROOF & sits on a permanent slab foundation. Enjoy all that Alpine has to offer with AMENITIES like: a 150 acre stocked lake great for swimming, kayaking & fishing, tennis & basketball court, 18 hole GOLF COURSE, indoor swimming pool, fitness center, hiking trails, play ground, restaurant & bar and more! Call Today!

23. 2020-11-30
    soldstatus $64,000
24. 1991-06-08
    soldstatus $33,000

ⓘ 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: $537 · $45/mo
• Projected year-2 tax: $1,162 · $97/mo
• Expected delta: +$625/yr (+$52/mo · 116.6%)

ⓘ 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 1/10 Low 6 d/yr ≥89°F today · 14 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: $24,458
• − Mortgage interest: −$9,187
• − Property taxes: −$537
• − Insurance: −$820
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$4,771
• Taxable income: $5,231
• Est. tax owed @ 24.0%: −$1,255
• After-tax cash flow: $6,389/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: Preston County Schools
• NCES district ID: 5401170
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $43,997
• Composite: 23.51/100
• National rank: #7869
• State rank: #39 of 55 in WV

Livability — Hutton

• Score: 41/100
• State rank: #492
• US rank: #27205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,349

Population outlook (Preston County) Hauer SSP2

• Today (2025): 33,786 people
• By 2030: 33,618 · -0.5%
• By 2040: 32,953 · -2.5%
• By 2050: 32,131 · -4.9%
• By 2075: 30,774 · -8.9%
• By 2100: 27,037 · -20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Preston

• 2024 margin: Solid R (+57.0) · D 20.5% · R 77.5% · Other 2.1%
• 2008→2024 swing: -30.5pp toward R · 2008: -26.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+55.1 2016: R+55.8 2012: R+44.4 2008: R+26.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.70%
• Current HPI: 294.2344
• 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

+397.0% since first listed

8 events — show timeline

• 2026-05-21 Relisted — NCWVREIN
• 2026-05-21 Price Changed $164,000 NCWVREIN
• 2026-05-01 Contingent — NCWVREIN
• 2026-04-29 Listed $159,000 NCWVREIN
• 2021-10-22 Sold (MLS) $85,000 NCWVREIN
• 2021-09-17 Listed $109,000 NCWVREIN
• 2020-11-30 Sold (Public Records) $64,000 Public Records
• 1991-06-08 Sold (Public Records) $33,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $537 · -7.2% YoY. Source: county tax records.