11901 Heather Dr · Wilson-Conococheague, MD 21740

$165,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 3 Days on market

Built 1994 10,033 sqft lot Est $190k · 13% under $35/mo HOA · 2% of rent

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Why this score? — see what drove the C 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 +22.0/30.0
• ARV discount +13.3/15.0
• DSCR +7.0/10.0
• 1% rule +5.2/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Single family 3 BR, 2 BA home in Highland Manor! On the very end cul-de-sac, BIG screened in porch on rear, includes 3 sheds! Over 1300 sq ft offers central Living Room with built-in entertainment wall, separate Dining Area, Eat-in Kitchen with Stove, Refrig, Microwave, Dishwasher and Disposal and ample cabinets. Laundry is in a separate space. .. washer and dryer included. On one end is the Primary Bedroom with Primary Bath and a Walk-in Closet. On the other end is 2 more Bedrooms and the main Bath. Affordable living on one level. .. lots of potential! Prior to recent inheritance, ONE owner since it was built. Roof was replaced in 2020. HWH about 7 yrs old. Property being sold AS-IS.

Key facts

• Screened in porch
• Eat-in kitchen
• Cul-de-sac

Tags

• CUL-DE-SAC
• SCREENED IN PORCH
• 3 SHEDS
• BUILT-IN ENTERTAINMENT WALL
• SEPARATE DINING AREA
• EAT-IN KITCHEN

Property features AI

Finance

• HOA & community: HOA fee of $416 annually

Exterior

• Parking: Driveway with two parking spaces; Total of 2 garage/parking spaces
• Security: Secure storage
• Utilities: Public water; Public sewer; Electric hot water; Natural gas heating; Electric for cooling
• Home design: Detached single-family home; Sold as-is
• Construction: Vinyl siding; Foundation: Other; Other structures above and below grade; Built in (year per assessor)
• Exterior features: Porch with screened area; Satellite dish; Secure storage; Shed; Private rear yard; Backs to trees; Located on a cul-de-sac; Side yards

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave; Gas range/oven; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Stall shower and tub/shower; Built-in shelving; Ceiling fans; Dining area; Entry-level bedroom; Master bath; Walk-in closets; Window treatments
• Laundry & utility: Washer and dryer on the main floor; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Clear Spring Middle (math 14% / reading 40%, grade F, #81 of 225 statewide, top 38%, 329 students, 49% FRL); Clear Spring High (math 62% / reading 77%, grade B, #40 of 222 statewide, top 19%, 451 students, 49% FRL).
• Zoned-school proficiency averages 48% at this address vs 26% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Washingtion County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.0%/yr); 368 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 232 units permitted in Washington County in 2024 (12 in 5+ unit buildings).
• This rent runs 32% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $77k; list at $165k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $165,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $189,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11906 Heather Dr	0.03mi	3/2.0	1,344 (0%)	2mo	$170,000	$126	96
16107 Mcgregor Dr	0.16mi	3/2.0	1,344 (0%)	12mo	$225,000	$167	83
11905 Heather Dr	0.02mi	3/2.0	1,456 (+8%)	6mo	$219,900	$151	80
12017 Heather Dr	0.18mi	3/2.0	1,248 (-7%)	12mo	$158,000	$127	69
12028 N Scottish Ct	0.28mi	3/2.0	1,248 (-7%)	12mo	$215,000	$172	65
12027 N Scottish Ct N	0.30mi	3/2.0	1,400 (+4%)	18mo	$170,000	$121	64
12016 Heather Dr	0.20mi	3/2.0	1,152 (-14%)	12mo	$162,000	$141	57
12126 Heather Dr	0.37mi	4/2.0 (+1)	1,248 (-7%)	12mo	$162,500	$130	56
16212 Mcgregor Dr	0.22mi	3/2.0	1,152 (-14%)	21mo	$150,000	$130	48
16213 Dundee Ct	0.21mi	3/2.0	1,152 (-14%)	23mo	$160,000	$139	48
15939 Hosta Dr	0.66mi	3/2.0	1,483 (+10%)	6mo	$328,000	$221	47
11838 White Pine Dr	0.72mi	3/2.0	1,174 (-13%)	21mo	$340,000	$290	28

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-8,372
• Equity at exit: $24,602

10-year hold

• IRR: 5.9%
• Equity multiple: 1.46×
• Total profit: $21,279
• Equity at exit: $14,266

Cash invested: $46,200 (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: 368
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,686 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$101 /mo · $1,217/yr
• Insurance: −$69
• HOA: −$35
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $262

Break-even live

Break-even rent $1,355

Max offer price $165,000

Occupancy floor 79%

Sensitivity live

Price	-10% $355	-5% $308	+0% $262	+5% $215	+10% $168
Rent	-10% $129	-5% $195	+0% $262	+5% $328	+10% $395
Rate	-1.0pp $345	-0.5pp $304	base $262	+0.5pp $219	+1.0pp $175

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11906 Heather Dr Hagerstown, MD	3.0	2.0	1344	$1,800	$1.34	21d	1	0.05mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 4 events

1. 2026-06-15
   status $165,000 Pending 3 DOM
2. 2026-06-15
   days on market $165,000 Active 3 DOM
3. 2026-06-13
   remarks 693-char remark
4. 2026-06-13
   listed $165,000 Active 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: $1,217 · $101/mo
• Projected year-2 tax: $1,508 · $126/mo
• Expected delta: +$291/yr (+$24/mo · 23.9%)

ⓘ 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 ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,235
• − Mortgage interest: −$9,243
• − Property taxes: −$1,217
• − Insurance: −$825
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − HOA: −$420
• − Depreciation: −$4,800
• Taxable income: $493
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $3,022/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 — Wilson-Conococheague

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Wilson-Conococheague, 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

+114.2% since first listed

2 events — show timeline

• 2026-06-12 Listed $165,000 BRIGHT MLS
• 1994-08-09 Sold (Public Records) $77,030 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,217 · +20.3% YoY. Source: county tax records.