420 Park St · Frostburg, MD 21532

$95,000

3 bd · 1.0 ba · 1,028 sqft · SingleFamily public records · 6 Days on market

Built 1935 6,780 sqft lot Est $160k · 41% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.0/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 2 bedroom (could be 3) home in Frostburg that is move-in ready! This house features; generous size rooms, plenty of cabinet space, a kitchen pantry, wooden deck off the kitchen, a one car garage, a neat an tidy basement/laundry area and sits on a corner lot. Call soon for a closer look!

Key facts

• 6,780 sq ft lot
• Garage
• Built 1935

Property features AI

Exterior

• Parking: Attached rear-entry garage with 1 parking space
• Utilities: Public water; Public sewer; Electric utilities
• Home design: Detached property; Located within city limits (Frostburg)
• Construction: Brick construction; Block foundation; Above-grade and below-grade structures
• Exterior features: No tidal water

Interior

• Kitchen: Standard kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Baseboard electric heating; Heating fuel: Electric
• Interior features: Unfinished basement; Living room; Kitchen
• Laundry & utility: Hot water: Electric

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 9.0% vs local median 4.2% in Frostburg — 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 87/100 on livability (#7 in MD, #287 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: 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.
• Market conditions: 102 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 24 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Allegany County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $64k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1935 — 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: 1.10% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.52%
• DSCR: 1.42
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $160,368
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 W Mechanic St	0.12mi	3/1.0	988 (-4%)	9mo	$109,000	$110	81
174 W 1st St	0.14mi	2/1.0 (-1)	968 (-6%)	14mo	$151,400	$156	67
127 Pine St	0.30mi	4/1.0 (+1)	936 (-9%)	7mo	$95,000	$101	61
256 Centennial St	0.28mi	3/2.0	1,084 (+5%)	21mo	$180,000	$166	56

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-1,970
• Equity at exit: $14,165

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $15,536
• Equity at exit: $8,214

Cash invested: $26,600 (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 21532

• Home prices YoY: -24.2%
• Active inventory: 102
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,041 high
• Mortgage (P&I): −$498
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $211

Break-even live

Break-even rent $774

Max offer price $95,000

Occupancy floor 75%

Sensitivity live

Price	-10% $265	-5% $238	+0% $211	+5% $184	+10% $157
Rent	-10% $129	-5% $170	+0% $211	+5% $252	+10% $293
Rate	-1.0pp $259	-0.5pp $235	base $211	+0.5pp $186	+1.0pp $161

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 S Broadway Frostburg, MD	3.0	1.0	1020	$1,100	$1.08	44d	1	0.48mi
208 Lower Consol Rd NW Apt D Frostburg, MD	3.0	1.0	730	$1,052	$1.44	44d	1	0.55mi
208 Lower Consol Rd NW Unit c Frostburg, MD	3.0	1.0	730	$1,027	$1.41	44d	1	0.55mi
212 Lower Consol Rd NW Apt 3 Frostburg, MD	3.0	1.0	725	$1,102	$1.52	44d	1	0.56mi
212 Lower Consol Rd NW Apt 6 Frostburg, MD	3.0	1.0	725	$1,052	$1.45	44d	1	0.56mi
2 Bob Cat Ct Frostburg, MD	2.0–4.0	1.0–2.0	965	$1,000	$1.04	44d	6	0.58mi
6 Bob Cat Ct Frostburg, MD	2.0–3.0	1.0	707	$950	$1.34	44d	5	0.60mi
Main St Frostburg, MD	2.0	1.5	1100	$1,100	$1.00	44d	1	0.63mi
84 Bowery St Unit 1 Frostburg, MD	3.0	1.0	800	$1,090	$1.36	44d	1	0.83mi
191 Park Ave Frostburg, MD	1.0–2.0	1.0	650	$899	$1.38	44d	1	1.03mi
193 Glenn St Unit h Frostburg, MD	2.0	1.5	860	$957	$1.11	44d	1	1.16mi
187 Glenn St Frostburg, MD	2.0	1.5	860	$1,000	$1.16	44d	1	1.16mi

Listing history 7 events

1. 2026-06-19
   days on market $95,000 Active 6 DOM
2. 2026-06-18
   days on market $95,000 Active 5 DOM
3. 2026-06-17
   days on market $95,000 Active 4 DOM
4. 2026-06-16
   days on market $95,000 Active 3 DOM
5. 2026-06-15
   days on market $95,000 Active 2 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $95,000 Active 1 DOM

ⓘ 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: $880 · $73/mo
• Projected year-2 tax: $958 · $80/mo
• Expected delta: +$78/yr (+$6/mo · 8.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 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: $12,486
• − Mortgage interest: −$5,321
• − Property taxes: −$880
• − Insurance: −$475
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$2,764
• Taxable income: $1,049
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $2,280/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 — Frostburg

• Score: 87/100
• State rank: #7
• US rank: #287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frostburg, MD
• Population (ZIP): 13,123

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 (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 2% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 5% Romanian 2% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Chinese 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: ▼ -78.31%
• Current HPI: 244.5937
• 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

+167.6% since first listed

10 events — show timeline

• 2026-06-13 Listed $95,000 BRIGHT MLS
• 2013-05-28 Sold (Public Records) $64,000 Public Records
• 2013-05-23 Delisted — MRIS
• 2013-05-23 Sold (MLS) $64,000 BRIGHT MLS
• 2013-05-23 Sold (MLS) $64,000 MRIS
• 2013-03-26 Pending — MRIS
• 2013-03-22 Listed $69,500 MRIS
• 2013-03-22 Listed $69,500 BRIGHT MLS
• 2013-03-22 Listing Removed — BRIGHT MLS
• 1987-08-12 Sold (Public Records) $35,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $880 · +4.5% YoY. Source: county tax records.