13214 Oldtown Rd SE · Spring Gap, MD 21502

$125,000

5 bd · 1.0 ba · 794 sqft · SingleFamily public records · 260 Days on market

Built 1929 1.00 ac lot $157/sqft · 16% above area Est $185k · 32% under

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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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Rent growth +5.0/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable Country Home for Sale – Mountain Side of Maryland! Looking for an affordable home nestled in the mountains of Maryland? Look no further! This charming 5-bedroom, 1-bath home offers a peaceful country setting with private driveway access and scenic surroundings. Located just a short walk from the C & O Canal, Potomac River, and a convenient boat launch, this home is perfect for nature lovers, outdoor enthusiasts, or anyone seeking a quiet retreat. Additional features:Two additional structures on the property (of no current value), Tenant currently on a month-to-month lease, Sold As-Is

Key facts

• 1 acre lot
• 3 parking spots
• Built 1929

Tags

• PRIVATE DRIVEWAY ACCESS
• SHORT WALK FROM C O CANAL
• SHORT WALK FROM POTOMAC RIVER
• CONVENIENT BOAT LAUNCH
• TWO ADDITIONAL STRUCTURES

🏷️ Possibly a rental listed for sale. The $125,000 price doesn't fit this home's estimated sale value (~$184,678) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 40/100 on livability (#494 in MD) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A-; Watch: amenities F, commute F, employment F.
• Allegany County Public Schools (other): math 15% / reading 30% proficiency, ranked #18 of 24 in MD (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: South Penn Elementary (math 9% / reading 13%, grade F, #581 of 860 statewide, top 68%, 523 students, 77% FRL); Washington Middle (math 7% / reading 30%, grade F, #159 of 225 statewide, top 73%, 583 students, 62% FRL); Fort Hill High (math 42% / reading 62%, grade D+, #100 of 222 statewide, top 47%, 692 students, 58% FRL) — zoned schools average 66% FRL vs 47% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.9%/yr); 239 active listings in the ZIP; 24 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Allegany County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 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 1929 — 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: 1.20% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.45%
• DSCR: 1.60
• GRM: 6.9

CMA / ARV

• ARV (median comp): $184,678
• List price: $125,000
• Delta: -32.31%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.36×
• Total profit: $12,634
• Equity at exit: $18,638

10-year hold

• IRR: 21.6%
• Equity multiple: 3.26×
• Total profit: $79,166
• Equity at exit: $10,808

Cash invested: $35,000 (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 21502

• Home prices YoY: -17.4%
• Rents YoY: 10.9%
• Active inventory: 239
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $392

Break-even live

Break-even rent $1,003

Max offer price $125,000

Occupancy floor 69%

Sensitivity live

Price	-10% $463	-5% $428	+0% $392	+5% $357	+10% $322
Rent	-10% $274	-5% $333	+0% $392	+5% $452	+10% $511
Rate	-1.0pp $455	-0.5pp $424	base $392	+0.5pp $360	+1.0pp $327

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-22
   days on market $125,000 Active 260 DOM
2. 2026-06-21
   days on market $125,000 Active 259 DOM
3. 2026-06-19
   days on market $125,000 Active 257 DOM
4. 2026-06-18
   days on market $125,000 Active 256 DOM
5. 2026-06-17
   days on market $125,000 Active 255 DOM
6. 2026-06-16
   days on market $125,000 Active 254 DOM
7. 2026-06-15
   days on market $125,000 Active 253 DOM
8. 2026-06-14
   days on market $125,000 Active 251 DOM
9. 2026-06-12
   days on market $125,000 Active 250 DOM
10. 2026-06-09
    days on market $125,000 Active 247 DOM
11. 2026-06-08
    days on market $125,000 Active 246 DOM
12. 2026-06-07
    days on market $125,000 Active 245 DOM
13. 2026-06-02
    days on market $125,000 Active 240 DOM
14. 2026-06-01
    days on market $125,000 Active 239 DOM
15. 2026-05-31
    days on market $125,000 Active 238 DOM
16. 2026-05-30
    days on market $125,000 Active 237 DOM
17. 2025-10-05
    listed $125,000 Active 611-char remark

    Show marketing remark (611 chars)

    Affordable Country Home for Sale – Mountain Side of Maryland! Looking for an affordable home nestled in the mountains of Maryland? Look no further! This charming 5-bedroom, 1-bath home offers a peaceful country setting with private driveway access and scenic surroundings. Located just a short walk from the C & O Canal, Potomac River, and a convenient boat launch, this home is perfect for nature lovers, outdoor enthusiasts, or anyone seeking a quiet retreat. Additional features:Two additional structures on the property (of no current value), Tenant currently on a month-to-month lease, Sold As-Is

ⓘ 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: $1,021 · $85/mo
• Projected year-2 tax: $1,192 · $99/mo
• Expected delta: +$171/yr (+$14/mo · 16.7%)

ⓘ 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 · 17 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: $18,000
• − Mortgage interest: −$7,002
• − Property taxes: −$1,021
• − Insurance: −$625
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$3,636
• Taxable income: $2,835
• Est. tax owed @ 24.0%: −$680
• After-tax cash flow: $4,027/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: Allegany County Public Schools
• NCES district ID: 2400030
• Math proficiency: 15% ▼ -26.00%
• Reading proficiency: 30% ▼ -20.00%
• Median HH income: $39,760
• Composite: 18.95/100
• National rank: #8854
• State rank: #18 of 24 in MD

Livability — Spring Gap

• Score: 40/100
• State rank: #494
• US rank: #27295

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

• Census place: Spring Gap, MD
• County: Allegany County · 41,015 people
• Metro: Cumberland, MD-WV
• Population (ZIP): 41,015
• Household income: $60,725
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 824.0

Population outlook (Allegany County) Hauer SSP2

• Today (2025): 68,778 people
• By 2030: 66,766 · -2.9%
• By 2040: 62,784 · -8.7%
• By 2050: 59,179 · -14.0%
• By 2075: 50,732 · -26.2%
• By 2100: 40,837 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Romanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Allegany

• 2024 margin: Solid R (+40.3) · D 28.9% · R 69.2% · Other 2.0%
• 2008→2024 swing: -14.4pp toward R · 2008: -25.9pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+38.3 2016: R+48.0 2012: R+32.9 2008: R+25.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.33%
• Current HPI: 258.6676
• Rent YoY: ▲ 10.88%
• Metro: Cumberland, 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

1 event — show timeline

• 2025-10-05 Listed $125,000 BRIGHT MLS

Property tax history

+0.9%/yr

Latest (2025): $1,021 · +6.9% YoY. Source: county tax records.