12007 White Hall Rd · Chewsville, MD 21721

$74,900

3 bd · 1.0 ba · 1,248 sqft · SingleFamily · 14 Days on market

Built 1890 Poor condition 0.36 ac lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Cash flow +1.1/30.0
• Condition / age +1.0/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

EXCELLENT INVESTMENT OPPORTUNITY! This colonial-style home features 3 bedrooms, 1 bathroom, kitchen, living room, mudroom, basement, and attic. The property is in need of major repairs and renovations, but offers strong potential for investors, flippers, or buyers looking for their next project. Condition of the utilities are unknown. Conveniently located near Hagerstown, Smithsburg, Jefferson Blvd, shopping, dining, and more! Bring your ideas and make this your next investment opportunity! This property will be offered at auction on Wednesday, July 1, 2026, at 3:00PM. The List price in no way represents a minimum, starting, or acceptable bid.

Key facts

• 0.36 acre lot
• Built 1890
• Listed 14 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Well water; On-site septic
• Home design: Detached property; One or more entry levels (details not specified)
• Construction: Wood siding exterior; Stone foundation; Built year source: Assessor
• Exterior features: Property is outside city limits; No tidal water on the lot; Above-grade and below-grade structures indicated

Interior

• Kitchen: Kitchen (appliance details not provided)
• Bedrooms: Three bedrooms on the upper level; Rooms listed: Living Room, Bedroom 1, Bedroom 2, Bedroom 3, Kitchen
• Bathrooms: One full bathroom on the main level (one full bathroom total)
• Heating & cooling: Forced air heating; Oil-fired heating
• Interior features: Unfinished basement
• Laundry & utility: Hot water system (other type)

🔨 Auction listing. The $74,900 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $338,208 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 51/100 on livability (#444 in MD) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A, cost of living A-; Watch: schools D+, amenities F, commute 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.
• Market conditions: 1 active listings in the ZIP; 232 units permitted in Washington County in 2024 (12 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.0% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 6.8% of price; flood insurance adds $56/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,900

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.36% ✗
• Cap rate: 1.41%
• Cash-on-cash: -17.44%
• DSCR: 0.22
• GRM: 23.2

CMA / ARV

• ARV (on-the-fly): $338,208
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12144 Little Antietam Rd	0.43mi	3/1.0	1,232 (-1%)	8mo	$315,000	$256	71
20921 Twin Springs Dr	0.34mi	3/1.0	1,113 (-11%)	16mo	$301,850	$271	53

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: -9.2%
• Equity multiple: 0.47×
• Total profit: $-50,413
• Equity at exit: $152,073

10-year hold

• IRR: -3.4%
• Equity multiple: 0.46×
• Total profit: $-51,516
• Equity at exit: $234,363

Cash invested: $94,698 (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 21721

• Active inventory: 1
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$1,774
• Tax est. 1.5%: −$423 /mo · $5,073/yr
• Insurance: −$141
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-1,432

Break-even live

Break-even rent $3,029

Max offer price $130,990

Occupancy floor —

Sensitivity live

Price	-10% $-1,198	-5% $-1,315	+0% $-1,432	+5% $-1,549	+10% $-1,666
Rent	-10% $-1,528	-5% $-1,480	+0% $-1,432	+5% $-1,384	+10% $-1,336
Rate	-1.0pp $-1,262	-0.5pp $-1,346	base $-1,432	+0.5pp $-1,520	+1.0pp $-1,609

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: $84,552
• Closing costs: $10,146
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $74,900 Active 14 DOM
2. 2026-06-17
   days on market $74,900 Active 13 DOM
3. 2026-06-16
   days on market $74,900 Active 12 DOM
4. 2026-06-15
   days on market $74,900 Active 11 DOM
5. 2026-06-14
   days on market $74,900 Active 9 DOM
6. 2026-06-13
   days on market $74,900 Active 8 DOM
7. 2026-06-10
   days on market $74,900 Active 6 DOM
8. 2026-06-09
   days on market $74,900 Active 5 DOM
9. 2026-06-08
   days on market $74,900 Active 4 DOM
10. 2026-06-07
    statusdays on market $74,900 Active 3 DOM
11. 2026-06-03
    days on market $74,900 Coming Soon 6 DOM
12. 2026-06-02
    days on market $74,900 Coming Soon 5 DOM
13. 2026-06-01
    days on market $74,900 Coming Soon 4 DOM
14. 2026-05-31
    days on market $74,900 Coming Soon 3 DOM
15. 2026-05-30
    days on market $74,900 Coming Soon 2 DOM
16. 2026-05-28
    historical $74,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $14,594
• − Mortgage interest: −$18,945
• − Property taxes: −$5,073
• − Insurance: −$2,358
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$9,839
• Taxable loss: −$23,955
• Est. tax savings @ 24.0%: +$5,749
• After-tax cash flow: $-11,435/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This colonial-style home requires extensive repairs and renovations, including major work on the exterior, roof, and landscaping. Significant value can be added through these improvements, making it a strong investment opportunity.

Repairs flagged

• Major siding — Severe weathering and peeling
• Major paint — Severe peeling and discoloration
• Major landscaping — Overgrown vegetation and unkempt appearance

Value-add opportunities

• Both landscaping and exterior painting — Improves curb appeal and property value
• Both roof inspection and repair — Ensures structural integrity and reduces maintenance costs
• Both interior painting and minor repairs — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and peeling	Major	$15,000–50,000
paint · Severe peeling and discoloration	Major	$15,000–50,000
landscaping · Overgrown vegetation and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and exterior painting — Improves curb appeal and property value ↑
• Both roof inspection and repair — Ensures structural integrity and reduces maintenance costs ↑
• Both interior painting and minor repairs — Enhances interior appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Chewsville

• Score: 51/100
• State rank: #444
• US rank: #25148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chewsville, MD

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-05-28 Coming Soon $74,900 BRIGHT MLS