24872 Meeting House Rd · West Denton, MD 21629

$175,000

3 bd · 1.0 ba · 1,763 sqft · SingleFamily public records · 119 Days on market

Built 1900 7,500 sqft lot Est $287k · 39% under

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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 +26.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.2/10.0
• 1% rule +6.4/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

REO/BANK OWNED. Property sold AS-IS w/ o repair, warranty or Seller Disclosure. The Listing Broker and Seller assume no responsibility make no guarantees, warranties or representations as to the availability or accuracy of info. herein

Key facts

• 7,500 sq ft lot
• Built 1900
• Listed 119 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#433 in MD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Caroline County Public Schools (rural): math 13% / reading 29% proficiency, ranked #17 of 24 in MD (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: North Caroline High School (math 39% / reading 61%, grade D+, #106 of 222 statewide, top 48%, 1,226 students, 59% FRL).
• Zoned-school proficiency averages 50% at this address vs 21% district-wide (+29 pts) — the actual schools serving this property are materially stronger than the Caroline County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 56 active listings in the ZIP; 59 units permitted in Caroline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Caroline County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k 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 ($159k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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 $23k; list at $175k implies a 671% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.14% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.70%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $287,369
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 S 1st St	0.57mi	3/2.0	1,616 (-8%)	1mo	$500,000	$309	54
111 Riverton Ave	0.60mi	4/1.5 (+1)	1,868 (+6%)	16mo	$219,000	$117	41
201 S 2nd St	0.60mi	4/2.0 (+1)	1,536 (-13%)	16mo	$250,000	$163	28
114 S 3rd St	0.62mi	2/1.5 (-1)	1,524 (-14%)	16mo	$219,000	$144	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 32.9%
• Equity multiple: 3.57×
• Total profit: $125,708
• Equity at exit: $157,654

10-year hold

• IRR: 28.3%
• Equity multiple: 8.06×
• Total profit: $346,178
• Equity at exit: $339,987

Cash invested: $49,000 (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 21629

• Home prices YoY: 8.5%
• Active inventory: 56
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$108 /mo · $1,292/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $478

Break-even live

Break-even rent $1,390

Max offer price $175,000

Occupancy floor 71%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2025-01-07
   status Pending
2. 2024-09-25
   historical Active Under Contract
3. 2024-06-28
   status Pending
4. 2024-06-20
   status Active
5. 2024-06-17
   status Pending
6. 2024-02-26
   listed $175,000 Active
7. 2012-02-21
   historical 237-char remark

   Show marketing remark (237 chars)

   REO/BANK OWNED. Property sold AS-IS w/ o repair, warranty or Seller Disclosure. The Listing Broker and Seller assume no responsibility make no guarantees, warranties or representations as to the availability or accuracy of info. herein

8. 2012-02-17
   soldstatus $22,699 Sold 237-char remark

   Show marketing remark (237 chars)

   REO/BANK OWNED. Property sold AS-IS w/ o repair, warranty or Seller Disclosure. The Listing Broker and Seller assume no responsibility make no guarantees, warranties or representations as to the availability or accuracy of info. herein

9. 2012-02-17
   soldstatus $22,699 237-char remark

   Show marketing remark (237 chars)

   REO/BANK OWNED. Property sold AS-IS w/ o repair, warranty or Seller Disclosure. The Listing Broker and Seller assume no responsibility make no guarantees, warranties or representations as to the availability or accuracy of info. herein

10. 2012-01-09
    status Contract 237-char remark

    Show marketing remark (237 chars)

    REO/BANK OWNED. Property sold AS-IS w/ o repair, warranty or Seller Disclosure. The Listing Broker and Seller assume no responsibility make no guarantees, warranties or representations as to the availability or accuracy of info. herein

11. 2012-01-07
    historical 237-char remark

    Show marketing remark (237 chars)

    REO/BANK OWNED. Property sold AS-IS w/ o repair, warranty or Seller Disclosure. The Listing Broker and Seller assume no responsibility make no guarantees, warranties or representations as to the availability or accuracy of info. herein

12. 2011-12-16
    historical Withdrawn 237-char remark

    Show marketing remark (237 chars)

    REO/BANK OWNED. Property sold AS-IS w/ o repair, warranty or Seller Disclosure. The Listing Broker and Seller assume no responsibility make no guarantees, warranties or representations as to the availability or accuracy of info. herein

13. 2011-11-28
    price $26,040 237-char remark

    Show marketing remark (237 chars)

    REO/BANK OWNED. Property sold AS-IS w/ o repair, warranty or Seller Disclosure. The Listing Broker and Seller assume no responsibility make no guarantees, warranties or representations as to the availability or accuracy of info. herein

14. 2011-10-28
    listed $28,000 Active 237-char remark

    Show marketing remark (237 chars)

    REO/BANK OWNED. Property sold AS-IS w/ o repair, warranty or Seller Disclosure. The Listing Broker and Seller assume no responsibility make no guarantees, warranties or representations as to the availability or accuracy of info. herein

15. 2011-10-28
    listed $26,040 237-char remark

    Show marketing remark (237 chars)

    REO/BANK OWNED. Property sold AS-IS w/ o repair, warranty or Seller Disclosure. The Listing Broker and Seller assume no responsibility make no guarantees, warranties or representations as to the availability or accuracy of info. herein

16. 2011-10-18
    soldstatus $57,000
17. 2002-05-24
    soldstatus $70,000
18. 1998-03-19
    soldstatus $21,500
19. 1998-03-19
    historical
20. 1998-02-27
    listed $27,500
21. 1986-09-19
    soldstatus $3,650

ⓘ 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: $1,292 · $108/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$308/yr (+$26/mo · 23.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 43% 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: $23,942
• − Mortgage interest: −$9,803
• − Property taxes: −$1,292
• − Insurance: −$875
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$5,091
• Taxable income: $3,051
• Est. tax owed @ 24.0%: −$732
• After-tax cash flow: $5,002/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: Caroline County Public Schools
• NCES district ID: 2400180
• Math proficiency: 13% ▼ -22.00%
• Reading proficiency: 29% ▼ -14.00%
• Median HH income: $55,076
• Composite: 19.16/100
• National rank: #8823
• State rank: #17 of 24 in MD

Livability — West Denton

• Score: 52/100
• State rank: #433
• US rank: #24737

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Denton, MD
• Population (ZIP): 10,285

Population outlook (Caroline County) Hauer SSP2

• Today (2025): 31,205 people
• By 2030: 30,204 · -3.2%
• By 2040: 27,866 · -10.7%
• By 2050: 25,342 · -18.8%
• By 2075: 20,554 · -34.1%
• By 2100: 17,415 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 14% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Caroline

• 2024 margin: Solid R (+38.0) · D 29.9% · R 67.9% · Other 2.2%
• 2008→2024 swing: -15.0pp toward R · 2008: -23.0pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+32.9 2016: R+39.5 2012: R+24.4 2008: R+23.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.95%
• Current HPI: 356.683
• 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

+4694.5% since first listed

21 events — show timeline

• 2025-01-07 Pending — BRIGHT MLS
• 2024-09-25 Contingent — BRIGHT MLS
• 2024-06-28 Pending — BRIGHT MLS
• 2024-06-20 Relisted — BRIGHT MLS
• 2024-06-17 Pending — BRIGHT MLS
• 2024-02-26 Listed $175,000 BRIGHT MLS
• 2012-02-21 Delisted — MRIS
• 2012-02-17 Sold (MLS) $22,699 BRIGHT MLS
• 2012-02-17 Sold (MLS) $22,699 MRIS
• 2012-01-09 Pending — MRIS
• 2012-01-07 Listing Removed — BRIGHT MLS
• 2011-12-16 Delisted — MRIS
• 2011-11-28 Price Changed $26,040 MRIS
• 2011-10-28 Listed $28,000 MRIS
• 2011-10-28 Listed $26,040 BRIGHT MLS
• 2011-10-18 Sold (Public Records) $57,000 Public Records
• 2002-05-24 Sold (Public Records) $70,000 Public Records
• 1998-03-19 Sold (MLS) $21,500 MRIS
• 1998-03-19 Delisted — MRIS
• 1998-02-27 Listed $27,500 MRIS
• 1986-09-19 Sold (Public Records) $3,650 Public Records

Property tax history

+10.4%/yr

Latest (2023): $1,292 · +6.3% YoY. Source: county tax records.