11 Rosewood Ct #101 · Woodsboro, MD 21798

$245,000

2 bd · 2.0 ba · 1,285 sqft · Condo · 42 Days on market

Built 2000 $191/sqft · 14% below area Est $284k · 14% under $433/mo HOA · 16% 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 +16.2/30.0
• ARV discount +13.6/15.0
• 1% rule +6.3/10.0
• DSCR +5.0/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained first-floor condo nestled in the heart of Woodsboro, offering easy, low-maintenance living. Bright and inviting, the open layout features a spacious living area that flows into an eat-in kitchen, perfect for everyday living and entertaining. Enjoy the convenience of a walkout patio, ideal for morning coffee or relaxing outdoors, all within a quiet, well-kept community. This home offers two generously sized bedrooms and two full baths, including a comfortable primary suite. Additional highlights include a detached one-car garage and true one-level living with no stairs. Located just minutes from Frederick, with easy access to shopping, dining, and commuter routes, this is a must-see! Listed $10,000 BELOW appraised value!

Key facts

• First-floor condo
• Walkout patio
• $433 HOA

Tags

• FIRST-FLOOR CONDO
• WALKOUT PATIO
• TRUE ONE-LEVEL LIVING
• EASY ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#274 in MD) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, schools F, amenities F.
• Frederick County Public Schools (other): math 27% / reading 43% proficiency, ranked #4 of 24 in MD (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 1,562 units permitted in Frederick County in 2024 (374 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Frederick County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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

• 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 $237,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 7.4

CMA / ARV

• ARV (median comp): $283,660
• List price: $245,000
• Delta: -13.63%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-31,072
• Equity at exit: $36,530

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-15,227
• Equity at exit: $21,183

Cash invested: $68,600 (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 21798

• Home prices YoY: -3.4%
• Active inventory: 11
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,758 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$228 /mo · $2,731/yr
• Insurance: −$102
• HOA: −$433
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $131

Break-even live

Break-even rent $2,592

Max offer price $245,000

Occupancy floor 90%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $433 · $5,196/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-04-14
   listed $245,000 Active 768-char remark

   Show marketing remark (768 chars)

   Welcome to this beautifully maintained first-floor condo nestled in the heart of Woodsboro, offering easy, low-maintenance living. Bright and inviting, the open layout features a spacious living area that flows into an eat-in kitchen, perfect for everyday living and entertaining. Enjoy the convenience of a walkout patio, ideal for morning coffee or relaxing outdoors, all within a quiet, well-kept community. This home offers two generously sized bedrooms and two full baths, including a comfortable primary suite. Additional highlights include a detached one-car garage and true one-level living with no stairs. Located just minutes from Frederick, with easy access to shopping, dining, and commuter routes, this is a must-see! Listed $10,000 BELOW appraised value!

2. 2026-02-19
   soldstatus $225,000
3. 2026-02-06
   soldstatus $225,000 Closed 534-char remark

   Show marketing remark (534 chars)

   * * * BIG PRICE ADJUSTMENT * * * NEW PRICE $250,000 * * * Major Price Modification. .. THIS UNIT COMES WITH A 1 CAR GARAGE. .. * * BRAND NEW Re-Painting of the Interior, accept Laundry Room * * Seller has adjusted the Asking Price for this beautiful Ground Floor, Walkout unit. Unit Offers Ingress/egress from the unit to the side walk via the kitchen door to patio, to side walk. This Unit features a Central Vacuum, but is missing the hose connection portion. .. Buyer(s) MUST USE FCAR Real Estate Contract Forms. ..

4. 2026-01-22
   status Pending 534-char remark

   Show marketing remark (534 chars)

   * * * BIG PRICE ADJUSTMENT * * * NEW PRICE $250,000 * * * Major Price Modification. .. THIS UNIT COMES WITH A 1 CAR GARAGE. .. * * BRAND NEW Re-Painting of the Interior, accept Laundry Room * * Seller has adjusted the Asking Price for this beautiful Ground Floor, Walkout unit. Unit Offers Ingress/egress from the unit to the side walk via the kitchen door to patio, to side walk. This Unit features a Central Vacuum, but is missing the hose connection portion. .. Buyer(s) MUST USE FCAR Real Estate Contract Forms. ..

5. 2025-12-06
   price $250,000 534-char remark

   Show marketing remark (534 chars)

   * * * BIG PRICE ADJUSTMENT * * * NEW PRICE $250,000 * * * Major Price Modification. .. THIS UNIT COMES WITH A 1 CAR GARAGE. .. * * BRAND NEW Re-Painting of the Interior, accept Laundry Room * * Seller has adjusted the Asking Price for this beautiful Ground Floor, Walkout unit. Unit Offers Ingress/egress from the unit to the side walk via the kitchen door to patio, to side walk. This Unit features a Central Vacuum, but is missing the hose connection portion. .. Buyer(s) MUST USE FCAR Real Estate Contract Forms. ..

6. 2025-08-28
   price $265,000 534-char remark

   Show marketing remark (534 chars)

   * * * BIG PRICE ADJUSTMENT * * * NEW PRICE $250,000 * * * Major Price Modification. .. THIS UNIT COMES WITH A 1 CAR GARAGE. .. * * BRAND NEW Re-Painting of the Interior, accept Laundry Room * * Seller has adjusted the Asking Price for this beautiful Ground Floor, Walkout unit. Unit Offers Ingress/egress from the unit to the side walk via the kitchen door to patio, to side walk. This Unit features a Central Vacuum, but is missing the hose connection portion. .. Buyer(s) MUST USE FCAR Real Estate Contract Forms. ..

7. 2025-05-27
   price $275,000 534-char remark

   Show marketing remark (534 chars)

   * * * BIG PRICE ADJUSTMENT * * * NEW PRICE $250,000 * * * Major Price Modification. .. THIS UNIT COMES WITH A 1 CAR GARAGE. .. * * BRAND NEW Re-Painting of the Interior, accept Laundry Room * * Seller has adjusted the Asking Price for this beautiful Ground Floor, Walkout unit. Unit Offers Ingress/egress from the unit to the side walk via the kitchen door to patio, to side walk. This Unit features a Central Vacuum, but is missing the hose connection portion. .. Buyer(s) MUST USE FCAR Real Estate Contract Forms. ..

8. 2025-05-01
   listed $290,000 Active 534-char remark

   Show marketing remark (534 chars)

   * * * BIG PRICE ADJUSTMENT * * * NEW PRICE $250,000 * * * Major Price Modification. .. THIS UNIT COMES WITH A 1 CAR GARAGE. .. * * BRAND NEW Re-Painting of the Interior, accept Laundry Room * * Seller has adjusted the Asking Price for this beautiful Ground Floor, Walkout unit. Unit Offers Ingress/egress from the unit to the side walk via the kitchen door to patio, to side walk. This Unit features a Central Vacuum, but is missing the hose connection portion. .. Buyer(s) MUST USE FCAR Real Estate Contract Forms. ..

9. 2025-03-31
   historical $290,000 534-char remark

   Show marketing remark (534 chars)

   * * * BIG PRICE ADJUSTMENT * * * NEW PRICE $250,000 * * * Major Price Modification. .. THIS UNIT COMES WITH A 1 CAR GARAGE. .. * * BRAND NEW Re-Painting of the Interior, accept Laundry Room * * Seller has adjusted the Asking Price for this beautiful Ground Floor, Walkout unit. Unit Offers Ingress/egress from the unit to the side walk via the kitchen door to patio, to side walk. This Unit features a Central Vacuum, but is missing the hose connection portion. .. Buyer(s) MUST USE FCAR Real Estate Contract Forms. ..

10. 2016-08-04
    soldstatus $150,000
11. 2016-07-27
    soldstatus $150,000
12. 2016-07-27
    soldstatus $150,000 Sold
13. 2016-06-28
    status Contract
14. 2016-05-12
    price $154,900
15. 2016-02-20
    listed $164,500 Active

ⓘ 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: $2,731 · $228/mo
• Projected year-2 tax: $2,731 · $228/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,097
• − Mortgage interest: −$13,724
• − Property taxes: −$2,731
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,648
• − Management: −$2,648
• − HOA: −$5,196
• − Depreciation: −$7,127
• Taxable loss: −$2,202
• Est. tax savings @ 24.0%: +$528
• After-tax cash flow: $2,105/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: Frederick County Public Schools
• NCES district ID: 2400330
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 43% ▼ -15.00%
• Median HH income: $84,020
• Composite: 33.54/100
• National rank: #5429
• State rank: #4 of 24 in MD

Livability — Woodsboro

• Score: 64/100
• State rank: #274
• US rank: #13900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodsboro, MD
• Population (ZIP): 2,765

Population outlook (Frederick County) Hauer SSP2

• Today (2025): 269,438 people
• By 2030: 280,160 · +4.0%
• By 2040: 298,408 · +10.8%
• By 2050: 311,062 · +15.4%
• By 2075: 342,819 · +27.2%
• By 2100: 351,361 · +30.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 13% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 9% Lithuanian 3% Slovak 3%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 2%

Political lean MEDSL · Frederick

• 2024 margin: Lean D (+8.8) · D 53.2% · R 44.4% · Other 2.5%
• 2008→2024 swing: +9.9pp toward D · 2008: -1.0pp · 2024: 8.8pp
• All cycles: 2024: D+8.8 2020: D+9.6 2016: R+4.0 2012: R+3.9 2008: R+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.40%
• Current HPI: 296.9794
• 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

+48.9% since first listed

15 events — show timeline

• 2026-04-14 Listed $245,000 BRIGHT MLS
• 2026-02-19 Sold (Public Records) $225,000 Public Records
• 2026-02-06 Sold (MLS) $225,000 BRIGHT MLS
• 2026-01-22 Pending — BRIGHT MLS
• 2025-12-06 Price Changed $250,000 BRIGHT MLS
• 2025-08-28 Price Changed $265,000 BRIGHT MLS
• 2025-05-27 Price Changed $275,000 BRIGHT MLS
• 2025-05-01 Listed $290,000 BRIGHT MLS
• 2025-03-31 Coming Soon $290,000 BRIGHT MLS
• 2016-08-04 Sold (Public Records) $150,000 Public Records
• 2016-07-27 Sold (MLS) $150,000 MRIS
• 2016-07-27 Sold (MLS) $150,000 BRIGHT MLS
• 2016-06-28 Pending — MRIS
• 2016-05-12 Price Changed $154,900 MRIS
• 2016-02-20 Listed $164,500 MRIS

Property tax history

+2.2%/yr

Latest (2025): $2,731 · +5.3% YoY. Source: county tax records.