12007 White Hall Rd

Chewsville, MD 21721

$74,900F

3 bd · 1.0 ba · 1,248 sqft · Built 1890 · SingleFamily · Active · 17 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,216/mo
• Mortgage (P&I): −$1,774
• Tax + insurance: −$619
• HOA: −$0
• Vac / Maint / Mgmt: −$255
• Net cashflow: $-1,432/mo
• Annual: $-17,184/yr
• Cap rate: 1.41%
• Cash-on-cash: -17.44%
• DSCR: 0.22
• 1% rule: 0.36%
• Cash to close: $94,698

Investor read

• This is a 3-bed/1.0-bath single-family listed at $75k. Condition is rated poor.
• 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).
• It's been on market 17 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.0% local appreciation)).
• 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: amenities F, commute 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: Old Forge Elementary (math 27% / reading 12%, grade F, #353 of 860 statewide, top 45%, 327 students, 35% FRL); Smithsburg Middle (math 13% / reading 37%, grade F, #104 of 225 statewide, top 47%, 534 students, 47% FRL); Smithsburg High (math 52% / reading 82%, grade B, #50 of 222 statewide, top 23%, 717 students, 46% FRL) — zoned schools at 43% FRL track the district average.
• Watch-outs: property tax is 6.8% of price; flood insurance adds $56/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 1 active listings in the ZIP; 232 units permitted in Washington County in 2024 (12 in 5+ unit buildings).
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?

Repairs flagged (vision-AI assessment)

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