16312 Clarysville Rd · Clarysville, MD 21528

$119,900

3 bd · 1.0 ba · 1,564 sqft · SingleFamily · 36 Days on market

Built 1920 Fair condition 9,656 sqft lot $77/sqft · 39% below area Est $197k · 39% under ↓ 40% since listing

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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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Livability +1.8/5.0

Listing remarks

Discover the potential in this charming 3-bedroom, 1-bath single-family home in Clarysville! Featuring generously sized rooms, a nice yard, and a detached garage, this property offers plenty of space both inside and out. The home could benefit from some updates and personal touches, making it a great opportunity for buyers looking to build equity while making a home their own. Whether you’re searching for extra space, a detached garage, or a property with character and potential, this home is full of possibilities!

Key facts

• 9,656 sq ft lot
• Garage
• Built 1920

Property features AI

Exterior

• Parking: Detached garage (front entry) with 1 garage space; Driveway with 2 parking spaces; Total of 3 garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached structure; Mixed construction
• Construction: Stone foundation; Mixed construction materials
• Exterior features: Deck(s); Porch(es); Shed; Property located outside city limits

Interior

• Kitchen: Cooktop; Wall oven; Dishwasher
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Hot water heating; Oil-fired heating; Electric hot water
• Interior features: Living room; Dining room; Basement (other); Deck(s) and porch(es); Shed
• Laundry & utility: Washer and dryer; Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $71 ($853/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 35/100 on livability (#507 in MD) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute 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.
• Market conditions: 4 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 $4k of equity ($829 loan paydown + $4k appreciation (3.0% local appreciation)).
• Allegany County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 7.67%
• Cash-on-cash: 4.92%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $197,347
• List price: $119,900
• Delta: -39.24%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16607 Oceanview Ln	0.67mi	3/3.0	1,404 (-10%)	17mo	$280,000	$199	30

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: 9.9%
• Equity multiple: 1.57×
• Total profit: $19,031
• Equity at exit: $53,912

10-year hold

• IRR: 12.3%
• Equity multiple: 2.83×
• Total profit: $61,502
• Equity at exit: $83,085

Cash invested: $33,572 (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 21528

• Active inventory: 4
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $71

Break-even live

Break-even rent $1,133

Max offer price $119,900

Occupancy floor 89%

Sensitivity live

Price	-10% $154	-5% $113	+0% $71	+5% $30	+10% $-12
Rent	-10% $-26	-5% $23	+0% $71	+5% $119	+10% $168
Rate	-1.0pp $131	-0.5pp $102	base $71	+0.5pp $40	+1.0pp $8

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $119,900 Active 36 DOM
2. 2026-06-18
   days on market $119,900 Active 35 DOM
3. 2026-06-17
   days on market $119,900 Active 34 DOM
4. 2026-06-16
   days on market $119,900 Active 33 DOM
5. 2026-06-15
   days on market $119,900 Active 32 DOM
6. 2026-06-14
   days on market $119,900 Active 30 DOM
7. 2026-06-12
   days on market $119,900 Active 29 DOM
8. 2026-06-09
   days on market $119,900 Active 26 DOM
9. 2026-06-08
   days on market $119,900 Active 25 DOM
10. 2026-06-07
    days on market $119,900 Active 24 DOM
11. 2026-06-02
    days on market $119,900 Active 19 DOM
12. 2026-06-01
    days on market $119,900 Active 18 DOM
13. 2026-05-31
    days on market $119,900 Active 17 DOM
14. 2026-05-30
    days on market $119,900 Active 16 DOM
15. 2026-05-15
    listed $119,900 Active 526-char remark
16. 2026-05-12
    price $119,900 526-char remark
17. 2026-05-12
    historical $199,900 526-char remark

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥97°F today · 20 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: $14,676
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$1,397
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$3,488
• Taxable loss: −$1,072
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $1,110/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

This 3-bedroom single-family home in Clarysville requires moderate repairs and maintenance to improve its condition and value. Painting and updating the exterior siding can significantly enhance curb appeal and property value.

Repairs flagged

• Moderate Exterior siding — Weathered appearance suggests potential for damage or rot.
• Moderate Roof inspection — No visible signs of major issues, but may need inspection for any signs of wear.
• Minor Painting — Some paint wear on interior walls and exterior siding.

Value-add opportunities

• Resale Painting and updating exterior siding — Fresh paint and updated siding can significantly enhance curb appeal and property value.
• Rental HVAC system replacement — A reliable HVAC system is crucial for tenant satisfaction and can increase rental rates.
• Both Landscaping improvements — A well-maintained yard can improve both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance suggests potential for damage or rot.	Moderate	$3,000–15,000
Roof inspection · No visible signs of major issues, but may need inspection for any signs of wear.	Moderate	$3,000–15,000
Painting · Some paint wear on interior walls and exterior siding.	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale Painting and updating exterior siding — Fresh paint and updated siding can significantly enhance curb appeal and property value. ↑
• Rental HVAC system replacement — A reliable HVAC system is crucial for tenant satisfaction and can increase rental rates. ↑
• Both Landscaping improvements — A well-maintained yard can improve both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Clarysville

• Score: 35/100
• State rank: #507
• US rank: #27709

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarysville, MD

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-40.0% since first listed

3 events — show timeline

• 2026-05-15 Listed $119,900 BRIGHT MLS
• 2026-05-12 Price Changed $119,900 BRIGHT MLS
• 2026-05-12 Coming Soon $199,900 BRIGHT MLS