112 N Conococheague St · Williamsport, MD 21795

$159,900

2 bd · 1.0 ba · 1,122 sqft · SingleFamily public records · 71 Days on market

Built 1876 3,168 sqft lot $143/sqft · 19% below area Est $249k · 36% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property. Taxes are $1682 a year, rents for $1650 a month plus utilities. Tenants are month to month. Tenants absolutely love it and want to stay. Call Alice for details and to schedule a showing.

Key facts

• 3,168 sq ft lot
• Built 1876
• Listed 71 days

🏷️ Possibly a rental listed for sale. The $159,900 price doesn't fit this home's estimated sale value (~$248,848) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#183 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D+, amenities F.
• Washingtion County Public Schools (suburban): math 18% / reading 33% proficiency, ranked #13 of 24 in MD (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 37 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 232 units permitted in Washington County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $65k; list at $160k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1876 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1876 — 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 D-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: 1.07% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.40%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (median comp): $248,848
• List price: $159,900
• Delta: -35.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10510 Honeyfield Rd	0.32mi	2/1.0	1,036 (-8%)	6mo	$137,000	$132	67
12 S Vermont St	0.20mi	3/1.0 (+1)	960 (-14%)	1mo	$250,000	$260	61
20 Springfield Ln	0.42mi	3/2.0 (+1)	1,218 (+9%)	7mo	$315,000	$259	51
129 Sunset Ave	0.51mi	3/1.0 (+1)	960 (-14%)	11mo	$300,000	$313	38

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,620
• Equity at exit: $23,842

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $25,437
• Equity at exit: $13,825

Cash invested: $44,772 (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 21795

• Home prices YoY: -8.6%
• Active inventory: 37
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,706 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$92 /mo · $1,103/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $351

Break-even live

Break-even rent $1,262

Max offer price $159,900

Occupancy floor 74%

Sensitivity live

Price	-10% $441	-5% $396	+0% $351	+5% $305	+10% $260
Rent	-10% $216	-5% $283	+0% $351	+5% $418	+10% $485
Rate	-1.0pp $431	-0.5pp $391	base $351	+0.5pp $309	+1.0pp $267

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15729 Fenton Ave Williamsport, MD	3.0	2.0	1100	$2,000	$1.82	21d	1	0.28mi
415 Baker Hill Ln Williamsport, MD	2.0	1.0–2.0	1200	$1,322	$1.10	21d	2	0.46mi
12 Oaktree Ln Williamsport, MD	1.0–2.0	1.0–2.0	930	$1,450	$1.56	14d	9	0.79mi

Listing history 24 events

1. 2026-06-18
   days on market $159,900 Active 71 DOM
2. 2026-06-17
   days on market $159,900 Active 70 DOM
3. 2026-06-16
   days on market $159,900 Active 69 DOM
4. 2026-06-15
   days on market $159,900 Active 68 DOM
5. 2026-06-14
   days on market $159,900 Active 66 DOM
6. 2026-06-13
   days on market $159,900 Active 65 DOM
7. 2026-06-10
   days on market $159,900 Active 63 DOM
8. 2026-06-09
   days on market $159,900 Active 62 DOM
9. 2026-06-08
   days on market $159,900 Active 61 DOM
10. 2026-06-07
    days on market $159,900 Active 60 DOM
11. 2026-06-03
    days on market $159,900 Active 56 DOM
12. 2026-06-02
    days on market $159,900 Active 55 DOM
13. 2026-06-01
    days on market $159,900 Active 54 DOM
14. 2026-05-31
    days on market $159,900 Active 53 DOM
15. 2026-05-30
    days on market $159,900 Active 52 DOM
16. 2026-04-08
    historical

    Show marketing remark (213 chars)

    Great investment property. Taxes are $1682 a year, rents for $1650 a month plus utilities. Tenants are month to month. Tenants absolutely love it and want to stay. Call Alice for details and to schedule a showing.

17. 2026-04-08
    listed $159,900 Active 213-char remark

    Show marketing remark (213 chars)

    Great investment property. Taxes are $1682 a year, rents for $1650 a month plus utilities. Tenants are month to month. Tenants absolutely love it and want to stay. Call Alice for details and to schedule a showing.

18. 2026-03-06
    listed $159,900 Active
19. 2025-06-16
    historical $1,650
20. 2025-04-29
    price $1,650
21. 2025-04-15
    listed $1,500
22. 2023-03-27
    historical
23. 2022-11-24
    historical
24. 2007-06-05
    soldstatus $65,000

ⓘ 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: $1,103 · $92/mo
• Projected year-2 tax: $1,423 · $119/mo
• Expected delta: +$320/yr (+$27/mo · 29.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,471
• − Mortgage interest: −$8,957
• − Property taxes: −$1,103
• − Insurance: −$800
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$4,652
• Taxable income: $1,685
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $3,803/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: Washingtion County Public Schools
• NCES district ID: 2400660
• Math proficiency: 18% ▼ -20.00%
• Reading proficiency: 33% ▼ -17.00%
• Median HH income: $54,784
• Composite: 22.87/100
• National rank: #8007
• State rank: #13 of 24 in MD

Livability — Williamsport

• Score: 69/100
• State rank: #183
• US rank: #8162

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamsport, MD
• Population (ZIP): 9,942

Population outlook (Washington County) Hauer SSP2

• Today (2025): 151,614 people
• By 2030: 151,455 · -0.1%
• By 2040: 150,097 · -1.0%
• By 2050: 148,193 · -2.3%
• By 2075: 146,581 · -3.3%
• By 2100: 138,025 · -9.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 3% Black 2%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 0%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+23.0) · D 37.3% · R 60.4% · Other 2.3%
• 2008→2024 swing: -10.2pp toward R · 2008: -12.9pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+20.9 2016: R+32.4 2012: R+18.5 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.08%
• Current HPI: 233.8292
• 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

+146.0% since first listed

9 events — show timeline

• 2026-04-08 Listed $159,900 BRIGHT MLS
• 2026-04-08 Listing Removed — BRIGHT MLS
• 2026-03-06 Listed $159,900 BRIGHT MLS
• 2025-06-16 Rental Removed $1,650 APPFOLIO
• 2025-04-29 Price Changed $1,650 APPFOLIO
• 2025-04-15 Listed for Rent $1,500 APPFOLIO
• 2023-03-27 Rental Removed — RENT.
• 2022-11-24 Rental Removed — RENT.
• 2007-06-05 Sold (Public Records) $65,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,103 · +17.6% YoY. Source: county tax records.