805 E B St · Brunswick, MD 21716

$50,000

2 bd · 1.0 ba · 1,430 sqft · SingleFamily public records · 24 Days on market

Built 1900 7,500 sqft lot $35/sqft · 84% below area ↓ 5% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SFH in Brunswick. Sold as-is. Cash or hard money only. Buyer to pay all closing costs.

Key facts

• Future patio
• Outdoor improvement
• Long term investment

Tags

• FUNCTIONAL FLOOR PLAN
• FUTURE PATIO
• OUTDOOR IMPROVEMENT
• VALUE ADD OPPORTUNITY
• RENOVATION AND RESALE
• LONG TERM INVESTMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $895 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.8% vs local median 3.4% in Brunswick — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#52 in MD, #1,963 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities C-, commute 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: 55 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $139k (74%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.14% ✓
• Cap rate: 27.77%
• Cash-on-cash: 76.70%
• DSCR: 4.41
• GRM: 2.7

CMA / ARV

• ARV (median comp): $320,416
• List price: $50,000
• Delta: -43.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 7th Ave	0.08mi	2/1.5	1,449 (+1%)	7mo	$320,000	$221	86
411 9th Ave	0.25mi	3/2.0 (+1)	1,408 (-2%)	2mo	$310,000	$220	75
9 3rd Ave	0.41mi	3/1.5 (+1)	1,456 (+2%)	6mo	$325,000	$223	65
709 E Potomac St	0.15mi	3/2.0 (+1)	1,584 (+11%)	4mo	$305,000	$193	63
212 Wintergreen Ln	0.30mi	3/2.0 (+1)	1,258 (-12%)	0mo	$355,000	$282	57
13 E C St	0.58mi	3/2.0 (+1)	1,332 (-7%)	4mo	$297,000	$223	49
610 6th Ave	0.36mi	3/2.0 (+1)	1,614 (+13%)	7mo	$255,000	$158	47
1 W E St W	0.66mi	3/1.5 (+1)	1,560 (+9%)	1mo	$351,000	$225	46
301 N Maple Ave	0.62mi	3/2.0 (+1)	1,500 (+5%)	9mo	$350,000	$233	46
16 E C St	0.57mi	3/2.0 (+1)	1,288 (-10%)	6mo	$299,900	$233	43
15 Maryland Ave	0.69mi	3/2.5 (+1)	1,320 (-8%)	3mo	$300,000	$227	42
5 W D St	0.66mi	3/2.5 (+1)	1,248 (-13%)	6mo	$324,900	$260	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 76.7%
• Equity multiple: 4.49×
• Total profit: $48,912
• Equity at exit: $7,455

10-year hold

• IRR: 80.3%
• Equity multiple: 9.29×
• Total profit: $116,073
• Equity at exit: $4,323

Cash invested: $14,000 (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 21716

• Home prices YoY: -20.2%
• Active inventory: 55
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $895

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 38%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 E A St Unit 1 Brunswick, MD	2.0	1.0	993	$1,700	$1.71	13d	1	0.36mi
121 W Potomac St Brunswick, MD	1.0	1.0	1000	$1,300	$1.30	24d	1	0.76mi

Listing history 20 events

1. 2026-06-15
   status $50,000 Pending 24 DOM
2. 2026-06-15
   days on market $50,000 Active 24 DOM
3. 2026-06-13
   days on market $50,000 Active 22 DOM
4. 2026-06-13
   days on market $50,000 Active 21 DOM
5. 2026-06-09
   days on market $50,000 Active 18 DOM
6. 2026-06-08
   days on market $50,000 Active 17 DOM
7. 2026-06-07
   days on market $50,000 Active 16 DOM
8. 2026-06-04
   days on market $50,000 Active 13 DOM
9. 2026-06-03
   days on market $50,000 Active 12 DOM
10. 2026-06-02
    days on market $50,000 Active 11 DOM
11. 2026-06-01
    days on market $50,000 Active 10 DOM
12. 2026-05-31
    days on market $50,000 Active 9 DOM
13. 2025-10-25
    price $179,900 86-char remark

    Show marketing remark (86 chars)

    SFH in Brunswick. Sold as-is. Cash or hard money only. Buyer to pay all closing costs.

14. 2025-08-17
    status Active 86-char remark

    Show marketing remark (86 chars)

    SFH in Brunswick. Sold as-is. Cash or hard money only. Buyer to pay all closing costs.

15. 2025-08-13
    price $184,900 86-char remark

    Show marketing remark (86 chars)

    SFH in Brunswick. Sold as-is. Cash or hard money only. Buyer to pay all closing costs.

16. 2025-08-13
    historical 86-char remark

    Show marketing remark (86 chars)

    SFH in Brunswick. Sold as-is. Cash or hard money only. Buyer to pay all closing costs.

17. 2025-08-11
    listed $188,990 Active 86-char remark

    Show marketing remark (86 chars)

    SFH in Brunswick. Sold as-is. Cash or hard money only. Buyer to pay all closing costs.

18. 2025-07-31
    historical
19. 2025-06-18
    price $188,990
20. 2025-05-02
    listed $189,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $18,841
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$1,455
• Taxable income: $10,571
• Est. tax owed @ 24.0%: −$2,537
• After-tax cash flow: $8,201/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 — Brunswick

• Score: 80/100
• State rank: #52
• US rank: #1963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brunswick, MD
• City population: 6,757
• Population (ZIP): 6,757

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 (74%)
• Race & ethnicity: White 74% Two or more races 14% Hispanic / Latino 10% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 3% Italian 2% Serbian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 1% French/Haitian/Cajun 1%

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: ▼ -68.83%
• Current HPI: 271.583
• 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

-5.3% since first listed

8 events — show timeline

• 2025-10-25 Price Changed $179,900 BRIGHT MLS
• 2025-08-17 Relisted — BRIGHT MLS
• 2025-08-13 Price Changed $184,900 BRIGHT MLS
• 2025-08-13 Listing Removed — BRIGHT MLS
• 2025-08-11 Listed $188,990 BRIGHT MLS
• 2025-07-31 Listing Removed — BRIGHT MLS
• 2025-06-18 Price Changed $188,990 BRIGHT MLS
• 2025-05-02 Listed $189,990 BRIGHT MLS

Property tax history

+4.1%/yr

Latest (2025): $3,804 · +19.2% YoY. Source: county tax records.