422 Maple Ave · Loch Lynn Heights, MD 21550

$60,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 34 Days on market

Built 1940 7,200 sqft lot $75/sqft · 28% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Investor opportunity in a highly desirable location! This property has been gutted and is ready for your vision. A rare chance to renovate and customize to your exact specifications. Ideal for resale, rental investment, or personal use. Ideally located near Loch Lynn Heights Wetland Trails, soccer complex, and community park. Great potential for the right buyer. RAILEY REALTY IS NOT THE CARETAKER OF PROPERTIES LISTED BY IT. PROSPECTIVE PURCHASERS AND THEIR AGENTS ASSUME ALL LIABILITY ASSOCIATED WITH ENTERING THE PROPERTY.

Key facts

• Near soccer complex
• Near community park
• 7,200 sq ft lot

Tags

• HIGHLY DESIRABLE LOCATION
• NEAR SOCCER COMPLEX
• NEAR COMMUNITY PARK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($867 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#401 in MD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Garrett County Public Schools (rural): math 17% / reading 30% proficiency, ranked #16 of 24 in MD (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 186 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 122 units permitted in Garrett County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $246 of equity ($415 loan paydown + $-169 appreciation (-0.3% local appreciation)).
• Garrett County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.45% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.83%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (median comp): $165,829
• List price: $60,000
• Delta: -63.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-0.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 1.85×
• Total profit: $14,264
• Equity at exit: $16,582

10-year hold

• IRR: 22.6%
• Equity multiple: 3.45×
• Total profit: $41,104
• Equity at exit: $19,274

Cash invested: $16,800 (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 21550

• Home prices YoY: -0.1%
• Active inventory: 186
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $867 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $264

Break-even live

Break-even rent $533

Max offer price $60,000

Occupancy floor 65%

Sensitivity live

Price	-10% $298	-5% $281	+0% $264	+5% $247	+10% $230
Rent	-10% $195	-5% $229	+0% $264	+5% $298	+10% $332
Rate	-1.0pp $294	-0.5pp $279	base $264	+0.5pp $248	+1.0pp $232

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Dave Turney St Unit 3 Oakland, MD	2.0	1.0	1000	$800	$0.80	45d	1	0.65mi
604 I St Oakland, MD	2.0	1.0	1000	$950	$0.95	45d	1	0.81mi

Listing history 4 events

1. 2026-05-06
   status Pending 527-char remark

   Show marketing remark (527 chars)

   Investor opportunity in a highly desirable location! This property has been gutted and is ready for your vision. A rare chance to renovate and customize to your exact specifications. Ideal for resale, rental investment, or personal use. Ideally located near Loch Lynn Heights Wetland Trails, soccer complex, and community park. Great potential for the right buyer. RAILEY REALTY IS NOT THE CARETAKER OF PROPERTIES LISTED BY IT. PROSPECTIVE PURCHASERS AND THEIR AGENTS ASSUME ALL LIABILITY ASSOCIATED WITH ENTERING THE PROPERTY.

2. 2026-04-01
   listed $60,000 Active 527-char remark

   Show marketing remark (527 chars)

   Investor opportunity in a highly desirable location! This property has been gutted and is ready for your vision. A rare chance to renovate and customize to your exact specifications. Ideal for resale, rental investment, or personal use. Ideally located near Loch Lynn Heights Wetland Trails, soccer complex, and community park. Great potential for the right buyer. RAILEY REALTY IS NOT THE CARETAKER OF PROPERTIES LISTED BY IT. PROSPECTIVE PURCHASERS AND THEIR AGENTS ASSUME ALL LIABILITY ASSOCIATED WITH ENTERING THE PROPERTY.

3. 2021-08-23
   soldstatus $63,000
4. 1992-01-20
   soldstatus $30,000

ⓘ 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: $980 · $82/mo
• Projected year-2 tax: $980 · $82/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 2/10 Low 7 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,405
• − Mortgage interest: −$3,361
• − Property taxes: −$980
• − Insurance: −$300
• − Repairs & maintenance: −$832
• − Management: −$832
• − Depreciation: −$1,745
• Taxable income: $2,353
• Est. tax owed @ 24.0%: −$565
• After-tax cash flow: $2,599/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: Garrett County Public Schools
• NCES district ID: 2400360
• Math proficiency: 17% ▼ -16.00%
• Reading proficiency: 30% ▼ -13.00%
• Median HH income: $45,705
• Composite: 20.36/100
• National rank: #8600
• State rank: #16 of 24 in MD

Livability — Loch Lynn Heights

• Score: 57/100
• State rank: #401
• US rank: #22173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loch Lynn Heights, MD
• Population (ZIP): 13,469

Population outlook (Garrett County) Hauer SSP2

• Today (2025): 28,304 people
• By 2030: 27,248 · -3.7%
• By 2040: 24,596 · -13.1%
• By 2050: 21,703 · -23.3%
• By 2075: 15,766 · -44.3%
• By 2100: 11,363 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Garrett

• 2024 margin: Solid R (+54.0) · D 21.9% · R 75.9% · Other 2.2%
• 2008→2024 swing: -13.9pp toward R · 2008: -40.1pp · 2024: -54.0pp
• All cycles: 2024: R+54.0 2020: R+55.9 2016: R+61.5 2012: R+52.1 2008: R+40.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.28%
• Current HPI: 297.3615
• 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

+100.0% since first listed

4 events — show timeline

• 2026-05-06 Pending — BRIGHT MLS
• 2026-04-01 Listed $60,000 BRIGHT MLS
• 2021-08-23 Sold (Public Records) $63,000 Public Records
• 1992-01-20 Sold (Public Records) $30,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $980 · +6.8% YoY. Source: county tax records.