630 Salem Ave · Hagerstown, MD 21740

$220,000

4 bd · 1.5 ba · 1,498 sqft · SingleFamily public records · 4 Days on market

Built 1904 2,688 sqft lot Est $219k · at est.

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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).

• Cash flow +15.1/30.0
• ARV discount +7.2/15.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Add this over/under duplex into your portfolio today! The first floor is currently occupied and the second floor unit just had a turn and will be rented prior to sale (unless a buyer would like it vacant). Tenants pay for their own electric. Heat is currently central. And water is passed on to tenants thru a RUBs program. The units are all City inspected/licensed and LEAD Certified. The Seller is offering 3% seller assistance with an accepted contract. Call today for more information.

Key facts

• Flat roof
• Shingle roof
• Replaced gutters

Tags

• TURNKEY INCOME PROPERTY
• MAJOR EXTERIOR UPGRADES
• FLAT ROOF
• SHINGLE ROOF
• REPLACED GUTTERS
• PARKING FOR FOUR VEHICLES

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Four total garage/parking spaces; Driveway with four spaces; On-street parking available
• Utilities: Public water service; Public sewer service; Electric service for cooling and hot water; Natural gas for heating
• Home design: Detached property; Above-grade and below-grade living areas; Below-grade finished and unfinished space
• Construction: Brick construction; Stone foundation with crawl space; Originally assessed year built by assessor
• Exterior features: Public water; Public sewer; Ground rent paid annually; Located inside city limits (Hagerstown)

Interior

• Kitchen: Microwave; Refrigerator; Stove
• Bedrooms: Two one-bedroom units (multi-unit configuration)
• Flooring: Carpet; Luxury vinyl plank
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units (electric); Electric hot water
• Interior features: 32"+ wide doors for improved accessibility

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $72 ($862/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 $177k (19.6% below list).
• Recommended offer: $177k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Ruth Ann Monroe Primary (567 students, 80% FRL); Western Heights Middle (math 6% / reading 30%, grade F, #165 of 225 statewide, top 75%, 903 students, 77% FRL); South Hagerstown High (math 30% / reading 63%, grade D-, #118 of 222 statewide, top 54%, 1,487 students, 78% FRL) — zoned schools average 78% FRL vs 39% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 383 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $7k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y ago; this cycle's ask is 16% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $185k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,803 (19.6% below list)

Questions for the listing agent

1. Built in 1904 — 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. 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?
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: 0.80% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $218,708
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
527 W Church St	0.18mi	3/2.0 (-1)	1,456 (-3%)	4mo	$200,000	$137	77
320 N Prospect St	0.44mi	4/1.5	1,558 (+4%)	2mo	$163,000	$105	71
217 James St	0.13mi	3/1.0 (-1)	1,350 (-10%)	1mo	$100,000	$74	69
116 Bethel St	0.51mi	3/2.0 (-1)	1,538 (+3%)	2mo	$87,500	$57	63
1321 Marshall St	0.57mi	3/1.5 (-1)	1,525 (+2%)	3mo	$200,000	$131	63
239 Devonshire Rd NE	0.43mi	3/1.0 (-1)	1,544 (+3%)	6mo	$226,000	$146	63
367 Devonshire Rd	0.42mi	3/1.5 (-1)	1,390 (-7%)	2mo	$328,000	$236	62
1072 Kasinof Ave	0.61mi	4/2.0	1,572 (+5%)	4mo	$328,000	$209	58
14 Avalon Ave	0.48mi	3/1.0 (-1)	1,398 (-7%)	4mo	$180,000	$129	56
70 Nottingham Rd	0.58mi	4/3.5	1,680 (+12%)	2mo	$327,000	$195	44
1362 Connecticut Ave	0.67mi	3/2.0 (-1)	1,352 (-10%)	4mo	$300,000	$222	42
1355 Connecticut Ave	0.66mi	3/2.0 (-1)	1,352 (-10%)	6mo	$299,900	$222	41

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: -13.1%
• Equity multiple: 0.52×
• Total profit: $-29,373
• Equity at exit: $32,803

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-12,543
• Equity at exit: $19,022

Cash invested: $61,600 (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 21740

• Rents YoY: 4.0%
• Active inventory: 383
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $72

Break-even live

Break-even rent $1,677

Max offer price $220,000

Occupancy floor 91%

Sensitivity live

Price	-10% $196	-5% $134	+0% $72	+5% $10	+10% $-53
Rent	-10% $-68	-5% $2	+0% $72	+5% $142	+10% $211
Rate	-1.0pp $183	-0.5pp $128	base $72	+0.5pp $15	+1.0pp $-43

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 Salem Ave Hagerstown, MD	4.0	1.0	1344	$1,775	$1.32	45d	1	0.03mi
616 George St Hagerstown, MD	3.0	1.0	1034	$1,600	$1.55	45d	1	0.15mi
421 Salem Ave Hagerstown, MD	3.0	1.0	1256	$1,550	$1.23	22d	1	0.23mi
464 Peleton St Hagerstown, MD	3.0	2.0	1253	$2,025	$1.62	15d	1	0.30mi
812 Dale St Hagerstown, MD	3.0	1.0	1064	$1,730	$1.63	45d	1	0.34mi
836 W Washington St Hagerstown, MD	5.0	1.5	1600	$1,950	$1.22	15d	1	0.49mi
62 Bethel St Hagerstown, MD	3.0	1.5	1088	$1,700	$1.56	45d	1	0.55mi
92 W Washington St Unit 410 Hagerstown, MD	3.0	1.5	1415	$1,795	$1.27	45d	1	0.62mi
104 Buena Vista Ave Unit 104 Hagerstown, MD	3.0	1.0	1100	$1,400	$1.27	45d	1	0.67mi
42 E Franklin St Hagerstown, MD	3.0	1.5	1200	$1,350	$1.12	45d	1	0.79mi
307 N Locust St Hagerstown, MD	3.0	1.0	1140	$1,490	$1.31	45d	1	0.82mi
210 N Locust St Hagerstown, MD	3.0	1.0	1476	$1,275	$0.86	22d	1	0.83mi
60 E Washington St Apt 1E Hagerstown, MD	3.0	1.5	1300	$1,500	$1.15	22d	1	0.86mi
103 E Washington St Unit 1E Hagerstown, MD	3.0	1.0	1200	$1,200	$1.00	15d	1	0.90mi
109 Fairground Ave Hagerstown, MD	3.0	1.0	1470	$1,600	$1.09	15d	1	0.93mi
322 N Cannon Ave Hagerstown, MD	3.0	1.5	1488	$1,800	$1.21	15d	1	1.00mi
311 Jefferson St Unit 311 Hagerstown, MD	3.0	1.5	1200	$1,550	$1.29	45d	1	1.03mi
805 Mulberry Ave Hagerstown, MD	3.0	1.5	1584	$1,830	$1.16	45d	1	1.05mi
338 S Locust St Hagerstown, MD	3.0	1.5	1320	$1,600	$1.21	22d	1	1.12mi
124 Ray St Hagerstown, MD	3.0	1.0	960	$1,500	$1.56	22d	1	1.16mi
1319 The Ter Hagerstown, MD	3.0	2.0	1589	$2,500	$1.57	45d	1	1.28mi
313 Frederick St Unit 313 Hagerstown, MD	3.0	1.5	1650	$2,500	$1.52	45d	1	1.31mi
313 Frederick St Hagerstown, MD	3.0	1.5	1650	$2,500	$1.52	45d	1	1.31mi
1401 Haven Rd Hagerstown, MD	1.0–3.0	1.0–1.5	925	$1,999	$2.16	15d	11	1.32mi
837 Virginia Ave Hagerstown, MD	3.0	2.0	1400	$2,000	$1.43	15d	1	1.49mi

Listing history 4 events

1. 2026-06-22
   days on market $220,000 Active 4 DOM
2. 2026-06-18
   status $220,000 Active 1 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $220,000 Coming Soon 1 DOM

ⓘ 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: $955 · $80/mo
• Projected year-2 tax: $1,676 · $140/mo
• Expected delta: +$722/yr (+$60/mo · 75.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,216
• − Mortgage interest: −$12,323
• − Property taxes: −$955
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$6,400
• Taxable loss: −$2,956
• Est. tax savings @ 24.0%: +$710
• After-tax cash flow: $1,571/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

+279.3% since first listed

17 events — show timeline

• 2026-06-16 Coming Soon $220,000 BRIGHT MLS
• 2023-09-06 Sold (Public Records) $185,000 Public Records
• 2023-08-31 Sold (MLS) $188,000 BRIGHT MLS
• 2023-07-26 Pending — BRIGHT MLS
• 2023-07-06 Price Changed $188,000 BRIGHT MLS
• 2023-06-30 Price Changed $188,500 BRIGHT MLS
• 2023-06-16 Listed $189,000 BRIGHT MLS
• 2023-06-06 Coming Soon $189,000 BRIGHT MLS
• 2020-03-18 Sold (Public Records) $55,000 Public Records
• 2020-03-18 Sold (Public Records) $55,000 Public Records
• 2004-12-31 Sold (MLS) $80,500 MRIS
• 2004-12-28 Sold (Public Records) $80,500 Public Records
• 2004-11-11 Delisted — MRIS
• 2004-09-23 Listed $84,900 MRIS
• 2003-10-30 Delisted — MRIS
• 2003-04-24 Listed — MRIS
• 1991-09-30 Sold (Public Records) $58,000 Public Records

Property tax history

-3.5%/yr

Latest (2025): $955 · +9.4% YoY. Source: county tax records.