13405 Crossover Rd NE · Little Orleans, MD 21530

$219,000

3 bd · 2.0 ba · 1,848 sqft · SingleFamily public records · 119 Days on market

Built 1994 1.20 ac lot $119/sqft · 11% below area Est $246k · 11% under

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Why this score? — see what drove the D 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 +12.5/15.0
• Appreciation +10.0/10.0
• Cash flow +7.4/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +1.9/10.0
• 1% rule +1.5/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Looking to get away from the hustle and bustle. This is the home. Situated 1.2 acres of a wooded lot and practically no traffic. Cooled in the summer by shade trees, warm in the winter by a cozy wood stove. Roof is only 5 rears old. Large master bedroom with private bath. Huge family room on lower walk out level. Attached and detached garage. Whether a weekend get away or year round home, this is a great location. Near Green Ridge State Forest, Rocky Gap Resort with Campground, Lake, Golf Course and Casino. Only minutes from Cumberland and about an hour from Deep Creek Lake. Come check it out.

Key facts

• Wooded lot
• Attached garage
• Private bath

Tags

• WOODED LOT
• PRIVATE BATH
• HUGE FAMILY ROOM
• ATTACHED GARAGE
• DETACHED GARAGE
• NEAR GREEN RIDGE STATE FOREST

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-284 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (34.9% below list).
• Recommended offer: $142k (34.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 44/100 on livability (#477 in MD) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A-; Watch: amenities F, commute F, employment F.
• Allegany County Public Schools (other): math 15% / reading 30% proficiency, ranked #18 of 24 in MD (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Flintstone Elementary (math 2% / reading 17%, grade F, #614 of 860 statewide, top 75%, 216 students, 58% FRL); Washington Middle (math 7% / reading 30%, grade F, #159 of 225 statewide, top 73%, 583 students, 62% FRL); Fort Hill High (math 42% / reading 62%, grade D+, #100 of 222 statewide, top 47%, 692 students, 58% FRL).
• Market conditions: 7 active listings in the ZIP; 24 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Allegany County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 15y 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.
• Current owner paid $175k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $142,461 (34.9% below list)

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. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.65% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.55%
• DSCR: 0.75
• GRM: 12.8

CMA / ARV

• ARV (median comp): $246,401
• List price: $219,000
• Delta: -11.12%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.65×
• Total profit: $101,170
• Equity at exit: $197,293

10-year hold

• IRR: 18.5%
• Equity multiple: 6.09×
• Total profit: $312,046
• Equity at exit: $425,469

Cash invested: $61,320 (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 21530

• Active inventory: 7
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$169 /mo · $2,032/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-284

Break-even live

Break-even rent $1,784

Max offer price $168,906

Occupancy floor —

Sensitivity live

Price	-10% $-160	-5% $-222	+0% $-284	+5% $-346	+10% $-408
Rent	-10% $-396	-5% $-340	+0% $-284	+5% $-227	+10% $-171
Rate	-1.0pp $-173	-0.5pp $-228	base $-284	+0.5pp $-340	+1.0pp $-398

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-07
   statusdays on market $219,000 Pending 119 DOM
2. 2026-06-02
   days on market $219,000 Active 116 DOM
3. 2026-06-01
   days on market $219,000 Active 115 DOM
4. 2026-05-31
   days on market $219,000 Active 114 DOM
5. 2026-05-30
   days on market $219,000 Active 113 DOM
6. 2026-05-20
   price $219,000 600-char remark

   Show marketing remark (600 chars)

   Looking to get away from the hustle and bustle. This is the home. Situated 1.2 acres of a wooded lot and practically no traffic. Cooled in the summer by shade trees, warm in the winter by a cozy wood stove. Roof is only 5 rears old. Large master bedroom with private bath. Huge family room on lower walk out level. Attached and detached garage. Whether a weekend get away or year round home, this is a great location. Near Green Ridge State Forest, Rocky Gap Resort with Campground, Lake, Golf Course and Casino. Only minutes from Cumberland and about an hour from Deep Creek Lake. Come check it out.

7. 2026-04-28
   price $225,000 600-char remark

   Show marketing remark (600 chars)

   Looking to get away from the hustle and bustle. This is the home. Situated 1.2 acres of a wooded lot and practically no traffic. Cooled in the summer by shade trees, warm in the winter by a cozy wood stove. Roof is only 5 rears old. Large master bedroom with private bath. Huge family room on lower walk out level. Attached and detached garage. Whether a weekend get away or year round home, this is a great location. Near Green Ridge State Forest, Rocky Gap Resort with Campground, Lake, Golf Course and Casino. Only minutes from Cumberland and about an hour from Deep Creek Lake. Come check it out.

8. 2026-02-06
   listed $230,000 Active 600-char remark

   Show marketing remark (600 chars)

   Looking to get away from the hustle and bustle. This is the home. Situated 1.2 acres of a wooded lot and practically no traffic. Cooled in the summer by shade trees, warm in the winter by a cozy wood stove. Roof is only 5 rears old. Large master bedroom with private bath. Huge family room on lower walk out level. Attached and detached garage. Whether a weekend get away or year round home, this is a great location. Near Green Ridge State Forest, Rocky Gap Resort with Campground, Lake, Golf Course and Casino. Only minutes from Cumberland and about an hour from Deep Creek Lake. Come check it out.

9. 2021-08-13
   soldstatus $175,000
10. 2021-07-30
    soldstatus $175,000 Closed 469-char remark

    Show marketing remark (469 chars)

    This charming 3 bed 2 bath rancher boasts a large main bedroom with walk-out porch access and attached full bathroom and closet. There have been many updates and replacements within the last two years including: roof, fridge, washer, and hot water heater, along with a chimney cleaning. The lower level provides plenty of finished living space, in addition to a 3 car garage with one garage door access. There is also a shed with electric on this expansive 1+ acre lot.

11. 2021-06-14
    status Pending 469-char remark

    Show marketing remark (469 chars)

    This charming 3 bed 2 bath rancher boasts a large main bedroom with walk-out porch access and attached full bathroom and closet. There have been many updates and replacements within the last two years including: roof, fridge, washer, and hot water heater, along with a chimney cleaning. The lower level provides plenty of finished living space, in addition to a 3 car garage with one garage door access. There is also a shed with electric on this expansive 1+ acre lot.

12. 2021-06-04
    listed $175,000 Active 469-char remark

    Show marketing remark (469 chars)

    This charming 3 bed 2 bath rancher boasts a large main bedroom with walk-out porch access and attached full bathroom and closet. There have been many updates and replacements within the last two years including: roof, fridge, washer, and hot water heater, along with a chimney cleaning. The lower level provides plenty of finished living space, in addition to a 3 car garage with one garage door access. There is also a shed with electric on this expansive 1+ acre lot.

13. 2019-11-04
    soldstatus $68,500 Closed
14. 2019-10-21
    status Pending
15. 2019-10-18
    historical Active Under Contract
16. 2019-10-10
    price $69,900
17. 2019-09-10
    price $84,900
18. 2019-08-07
    price $99,900
19. 2019-07-03
    listed $119,900 Active
20. 2013-06-19
    soldstatus $119,000
21. 2013-06-12
    soldstatus $119,000
22. 2013-06-12
    soldstatus $119,000 Sold
23. 2013-04-10
    status Contract
24. 2012-12-04
    historical Contingent (Kick Out)
25. 2012-12-03
    historical
26. 2012-11-11
    price $119,000
27. 2012-09-20
    listed $124,900 Active
28. 2012-09-20
    listed $119,000
29. 2012-09-14
    historical
30. 2012-09-14
    historical
31. 2012-08-17
    listed Active
32. 2012-08-17
    listed $127,000
33. 2012-07-14
    historical Expired
34. 2012-07-14
    historical
35. 2012-05-31
    price
36. 2012-01-23
    status Active
37. 2012-01-14
    historical
38. 2011-11-22
    price
39. 2011-07-13
    listed Active
40. 2011-07-13
    listed $127,500

ⓘ 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: $2,032 · $169/mo
• Projected year-2 tax: $2,209 · $184/mo
• Expected delta: +$178/yr (+$15/mo · 8.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 16 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: $17,095
• − Mortgage interest: −$12,267
• − Property taxes: −$2,032
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$6,371
• Taxable loss: −$7,405
• Est. tax savings @ 24.0%: +$1,777
• After-tax cash flow: $-1,626/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: Allegany County Public Schools
• NCES district ID: 2400030
• Math proficiency: 15% ▼ -26.00%
• Reading proficiency: 30% ▼ -20.00%
• Median HH income: $39,760
• Composite: 18.95/100
• National rank: #8854
• State rank: #18 of 24 in MD

Livability — Little Orleans

• Score: 44/100
• State rank: #477
• US rank: #26815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,481

Population outlook (Allegany County) Hauer SSP2

• Today (2025): 68,778 people
• By 2030: 66,766 · -2.9%
• By 2040: 62,784 · -8.7%
• By 2050: 59,179 · -14.0%
• By 2075: 50,732 · -26.2%
• By 2100: 40,837 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 1%
• Common ancestry: Slovak 4% Romanian 4% Serbian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Allegany

• 2024 margin: Solid R (+40.3) · D 28.9% · R 69.2% · Other 2.0%
• 2008→2024 swing: -14.4pp toward R · 2008: -25.9pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+38.3 2016: R+48.0 2012: R+32.9 2008: R+25.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 92.82%
• Current HPI: 336.6652
• 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

+71.8% since first listed

35 events — show timeline

• 2026-05-20 Price Changed $219,000 BRIGHT MLS
• 2026-04-28 Price Changed $225,000 BRIGHT MLS
• 2026-02-06 Listed $230,000 BRIGHT MLS
• 2021-08-13 Sold (Public Records) $175,000 Public Records
• 2021-07-30 Sold (MLS) $175,000 BRIGHT MLS
• 2021-06-14 Pending — BRIGHT MLS
• 2021-06-04 Listed $175,000 BRIGHT MLS
• 2019-11-04 Sold (MLS) $68,500 BRIGHT MLS
• 2019-10-21 Pending — BRIGHT MLS
• 2019-10-18 Contingent — BRIGHT MLS
• 2019-10-10 Price Changed $69,900 BRIGHT MLS
• 2019-09-10 Price Changed $84,900 BRIGHT MLS
• 2019-08-07 Price Changed $99,900 BRIGHT MLS
• 2019-07-03 Listed $119,900 BRIGHT MLS
• 2013-06-19 Sold (Public Records) $119,000 Public Records
• 2013-06-12 Sold (MLS) $119,000 MRIS
• 2013-06-12 Sold (MLS) $119,000 BRIGHT MLS
• 2013-04-10 Pending — MRIS
• 2012-12-04 Contingent — MRIS
• 2012-12-03 Listing Removed — BRIGHT MLS
• 2012-11-11 Price Changed $119,000 MRIS
• 2012-09-20 Listed $124,900 MRIS
• 2012-09-20 Listed $119,000 BRIGHT MLS
• 2012-09-14 Delisted — MRIS
• 2012-09-14 Listing Removed — BRIGHT MLS
• 2012-08-17 Listed — MRIS
• 2012-08-17 Listed $127,000 BRIGHT MLS
• 2012-07-14 Delisted — MRIS
• 2012-07-14 Listing Removed — BRIGHT MLS
• 2012-05-31 Price Changed — MRIS
• 2012-01-23 Relisted — MRIS
• 2012-01-14 Delisted — MRIS
• 2011-11-22 Price Changed — MRIS
• 2011-07-13 Listed — MRIS
• 2011-07-13 Listed $127,500 BRIGHT MLS

Property tax history

+3.4%/yr

Latest (2025): $2,032 · +10.5% YoY. Source: county tax records.