416 Poplar St · Westernport, MD 21562

$29,500

2 bd · 1.0 ba · 628 sqft · SingleFamily public records · 7 Days on market

Built 1951 9,375 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Opportunity Near Beautiful Deep Creek Recreation Areas! Discover the potential of this charming 2-bedroom, 1-bath home nestled near the beautiful Deep Creek recreation areas. This property is truly a diamond in the rough, offering endless possibilities for the right buyer with vision and creativity. Whether you are looking to create the perfect vacation retreat, cozy mountain getaway, investment property, or student housing opportunity, this home is ready for transformation. Conveniently located near outdoor recreation, lakes, parks, hiking, dining, and seasonal activities, the location alone makes this property a hidden gem. Bring your imagination and personal touch to restore and customiz

Key facts

• 9,375 sq ft lot
• Built 1951
• Listed 6 days

Property features AI

Finance

• Other: Below-grade unfinished area recorded by assessor (203); Above-grade finished area recorded by assessor (628)
• Financial info: Fee simple ownership

Exterior

• Parking: Off-site parking
• Utilities: Public water; Public sewer
• Home design: Detached structure; Above-grade finished area recorded by assessor
• Construction: Frame construction; Shingle roof; Crawl space foundation; Built year recorded by assessor; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone; Ground rent paid annually; Located in city limits (Westernport)

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Electric baseboard heating; Electric hot water
• Interior features: No basement; Living area measured by assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($912 rent vs $30k).

Location & tenants

• Location reads 69/100 on livability (#188 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment D-.
• 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: Westernport Elementary (math 12% / reading 22%, grade F, #408 of 860 statewide, top 50%, 261 students, 65% FRL); Westmar Middle (math 6% / reading 30%, grade F, #165 of 225 statewide, top 75%, 232 students, 70% FRL); Mountain Ridge High School (math 32% / reading 72%, grade D+, #100 of 222 statewide, top 47%, 736 students, 48% FRL).
• Market conditions: 23 active listings in the ZIP; 24 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $583 of equity ($204 loan paydown + $379 appreciation (1.3% local appreciation)).
• Allegany County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,500

Questions for the listing agent

1. Built in 1951 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 3.09% ✓
• Cap rate: 27.12%
• Cash-on-cash: 74.39%
• DSCR: 4.31
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 77.6%
• Equity multiple: 5.07×
• Total profit: $33,593
• Equity at exit: $10,511

10-year hold

• IRR: 78.3%
• Equity multiple: 10.37×
• Total profit: $77,368
• Equity at exit: $14,314

Cash invested: $8,260 (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 21562

• Home prices YoY: 0.6%
• Active inventory: 23
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $912 medium
• Mortgage (P&I): −$155
• Tax from tax record: −$42 /mo · $499/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $512

Break-even live

Break-even rent $264

Max offer price $29,500

Occupancy floor 39%

Sensitivity live

Price	-10% $529	-5% $520	+0% $512	+5% $504	+10% $495
Rent	-10% $440	-5% $476	+0% $512	+5% $548	+10% $584
Rate	-1.0pp $527	-0.5pp $520	base $512	+0.5pp $504	+1.0pp $497

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: $7,375
• Closing costs: $885
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $29,500 Active 7 DOM
2. 2026-06-19
   days on market $29,500 Active 5 DOM
3. 2026-06-18
   days on market $29,500 Active 4 DOM
4. 2026-06-17
   days on market $29,500 Active 3 DOM
5. 2026-06-16
   days on market $29,500 Active 2 DOM
6. 2026-06-15
   statusdays on market $29,500 Active 1 DOM
7. 2026-06-14
   days on market $29,500 Coming Soon 10 DOM
8. 2026-06-12
   days on market $29,500 Coming Soon 9 DOM
9. 2026-06-09
   days on market $29,500 Coming Soon 6 DOM
10. 2026-06-08
    days on market $29,500 Coming Soon 5 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $29,500 Coming Soon 4 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: $499 · $42/mo
• Projected year-2 tax: $499 · $42/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 8 d/yr ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,946
• − Mortgage interest: −$1,652
• − Property taxes: −$499
• − Insurance: −$148
• − Repairs & maintenance: −$876
• − Management: −$876
• − Depreciation: −$858
• Taxable income: $6,038
• Est. tax owed @ 24.0%: −$1,449
• After-tax cash flow: $4,695/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 — Westernport

• Score: 69/100
• State rank: #188
• US rank: #8479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westernport, MD
• Population (ZIP): 3,192

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 (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Iranian 2% Italian 1%
• Foreign-born: 0%

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: ▲ 1.28%
• Current HPI: 216.4044
• 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

+0.0% since first listed

5 events — show timeline

• 2026-06-03 Coming Soon $29,500 BRIGHT MLS
• 2023-07-31 Listing Removed — BRIGHT MLS
• 2023-01-28 Listed $29,500 BRIGHT MLS
• 1999-06-04 Delisted — MRIS
• 1998-07-24 Listed — MRIS

Property tax history

+4.1%/yr

Latest (2025): $499 · +7.4% YoY. Source: county tax records.