72 Bowery St · Frostburg, MD 21532

$129,999

4 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 60 Days on market

Built 1925 4,200 sqft lot $110/sqft · at area comps Est $130k · at est.

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Why this score? — see what drove the D 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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +4.4/5.0
• 1% rule +3.3/10.0
• 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

This convenient 4 bedroom, 1 full bath home features (2) main level bedrooms, living room, kitchen and full bath. The Upper Level hosts the additional (2) bedrooms, both with hardwood floors. The Full Basement is unfinished. Off street parking is available. Open (2) car garage in rear of property. Enjoy the beautiful back yard space - plenty of playtime here! Just minutes from I-68, restaurants, shopping and FSU. Definitely priced to sell! INVESTORS: This property has rented for $830/month, $9,960/Annually, and tenants paid utilities. Call for your appointment to tour!

Key facts

• 4,200 sq ft lot
• 2 garage spots
• Built 1925

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $51 ($613/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (16.6% below list).
• Recommended offer: $108k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $899 of loan paydown is wiped out by about $4k 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

• It's been on market 60 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $130k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,385 (16.6% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.68%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (median comp): $129,911
• List price: $129,999
• Delta: 0.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Bowery St	0.12mi	4/1.0	1,176 (-1%)	10mo	$120,500	$102	85
53 Stoyer St	0.06mi	3/2.0 (-1)	1,172 (-1%)	10mo	$149,000	$127	78
18 Mill St	0.05mi	4/1.5	1,232 (+4%)	13mo	$185,000	$150	78
70 Bowery St	0.01mi	3/1.0 (-1)	1,120 (-5%)	11mo	$92,500	$83	76
28 Hill St	0.08mi	3/1.0 (-1)	1,043 (-12%)	11mo	$115,000	$110	62
43 Green St	0.27mi	3/1.0 (-1)	1,288 (+9%)	9mo	$140,000	$109	60
135 Hill St	0.32mi	4/2.0	1,306 (+10%)	10mo	$120,500	$92	56
181 W Mechanic St	0.71mi	3/2.0 (-1)	1,248 (+5%)	3mo	$136,000	$109	46
58 College Ave	0.19mi	5/2.0 (+1)	1,008 (-15%)	14mo	$129,000	$128	46
16 Greenbriar Ct	0.75mi	3/1.0 (-1)	1,264 (+7%)	10mo	$209,900	$166	40

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-17,855
• Equity at exit: $19,383

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-11,528
• Equity at exit: $11,240

Cash invested: $36,400 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,084 high
• Mortgage (P&I): −$682
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $51

Break-even live

Break-even rent $1,019

Max offer price $129,999

Occupancy floor 90%

Sensitivity live

Price	-10% $125	-5% $88	+0% $51	+5% $14	+10% $-23
Rent	-10% $-35	-5% $8	+0% $51	+5% $94	+10% $137
Rate	-1.0pp $117	-0.5pp $84	base $51	+0.5pp $17	+1.0pp $-17

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
84 Bowery St Unit 1 Frostburg, MD	3.0	1.0	800	$1,090	$1.36	44d	1	0.02mi
55 S Broadway Frostburg, MD	3.0	1.0	1020	$1,100	$1.08	44d	1	0.36mi
208 Lower Consol Rd NW Unit c Frostburg, MD	3.0	1.0	730	$1,027	$1.41	44d	1	0.64mi
208 Lower Consol Rd NW Apt D Frostburg, MD	3.0	1.0	730	$1,052	$1.44	44d	1	0.64mi
212 Lower Consol Rd NW Apt 6 Frostburg, MD	3.0	1.0	725	$1,052	$1.45	44d	1	0.65mi
212 Lower Consol Rd NW Apt 3 Frostburg, MD	3.0	1.0	725	$1,102	$1.52	44d	1	0.65mi
6 Bob Cat Ct Frostburg, MD	2.0–3.0	1.0	707	$950	$1.34	44d	5	0.66mi
2 Bob Cat Ct Frostburg, MD	2.0–4.0	1.0–2.0	965	$1,200	$1.24	44d	6	0.68mi

Listing history 41 events

1. 2026-06-19
   days on market $129,999 Active 60 DOM
2. 2026-06-18
   days on market $129,999 Active 59 DOM
3. 2026-06-17
   days on market $129,999 Active 58 DOM
4. 2026-06-16
   days on market $129,999 Active 57 DOM
5. 2026-06-15
   days on market $129,999 Active 56 DOM
6. 2026-06-14
   days on market $129,999 Active 54 DOM
7. 2026-06-12
   days on market $129,999 Active 53 DOM
8. 2026-06-09
   days on market $129,999 Active 50 DOM
9. 2026-06-08
   days on market $129,999 Active 49 DOM
10. 2026-06-07
    days on market $129,999 Active 48 DOM
11. 2026-06-02
    days on market $129,999 Active 43 DOM
12. 2026-06-01
    days on market $129,999 Active 42 DOM
13. 2026-05-31
    days on market $129,999 Active 41 DOM
14. 2026-05-30
    days on market $129,999 Active 40 DOM
15. 2026-04-21
    status Active
16. 2026-04-20
    status Active
17. 2026-04-20
    historical
18. 2025-08-01
    historical
19. 2025-08-01
    listed $159,999 Active
20. 2025-07-29
    historical $159,999
21. 2024-01-05
    soldstatus $79,500
22. 2023-10-13
    historical 577-char remark

    Show marketing remark (577 chars)

    This convenient 4 bedroom, 1 full bath home features (2) main level bedrooms, living room, kitchen and full bath. The Upper Level hosts the additional (2) bedrooms, both with hardwood floors. The Full Basement is unfinished. Off street parking is available. Open (2) car garage in rear of property. Enjoy the beautiful back yard space - plenty of playtime here! Just minutes from I-68, restaurants, shopping and FSU. Definitely priced to sell! INVESTORS: This property has rented for $830/month, $9,960/Annually, and tenants paid utilities. Call for your appointment to tour!

23. 2023-10-13
    soldstatus $79,500 Closed 577-char remark

    Show marketing remark (577 chars)

    This convenient 4 bedroom, 1 full bath home features (2) main level bedrooms, living room, kitchen and full bath. The Upper Level hosts the additional (2) bedrooms, both with hardwood floors. The Full Basement is unfinished. Off street parking is available. Open (2) car garage in rear of property. Enjoy the beautiful back yard space - plenty of playtime here! Just minutes from I-68, restaurants, shopping and FSU. Definitely priced to sell! INVESTORS: This property has rented for $830/month, $9,960/Annually, and tenants paid utilities. Call for your appointment to tour!

24. 2023-09-13
    status Pending 577-char remark

    Show marketing remark (577 chars)

    This convenient 4 bedroom, 1 full bath home features (2) main level bedrooms, living room, kitchen and full bath. The Upper Level hosts the additional (2) bedrooms, both with hardwood floors. The Full Basement is unfinished. Off street parking is available. Open (2) car garage in rear of property. Enjoy the beautiful back yard space - plenty of playtime here! Just minutes from I-68, restaurants, shopping and FSU. Definitely priced to sell! INVESTORS: This property has rented for $830/month, $9,960/Annually, and tenants paid utilities. Call for your appointment to tour!

25. 2023-08-15
    historical Active Under Contract 577-char remark

    Show marketing remark (577 chars)

    This convenient 4 bedroom, 1 full bath home features (2) main level bedrooms, living room, kitchen and full bath. The Upper Level hosts the additional (2) bedrooms, both with hardwood floors. The Full Basement is unfinished. Off street parking is available. Open (2) car garage in rear of property. Enjoy the beautiful back yard space - plenty of playtime here! Just minutes from I-68, restaurants, shopping and FSU. Definitely priced to sell! INVESTORS: This property has rented for $830/month, $9,960/Annually, and tenants paid utilities. Call for your appointment to tour!

26. 2023-08-11
    listed $79,000 Active 577-char remark

    Show marketing remark (577 chars)

    This convenient 4 bedroom, 1 full bath home features (2) main level bedrooms, living room, kitchen and full bath. The Upper Level hosts the additional (2) bedrooms, both with hardwood floors. The Full Basement is unfinished. Off street parking is available. Open (2) car garage in rear of property. Enjoy the beautiful back yard space - plenty of playtime here! Just minutes from I-68, restaurants, shopping and FSU. Definitely priced to sell! INVESTORS: This property has rented for $830/month, $9,960/Annually, and tenants paid utilities. Call for your appointment to tour!

27. 2023-01-02
    historical
28. 2023-01-02
    listed $84,000
29. 2023-01-02
    historical
30. 2022-12-01
    historical
31. 2022-09-06
    listed $84,000 Active
32. 2022-09-03
    price $84,000
33. 2022-09-03
    historical
34. 2022-09-02
    historical
35. 2022-06-17
    listed $265,000 Active
36. 2003-09-17
    soldstatus $69,000
37. 2003-09-05
    soldstatus $69,000
38. 2003-06-26
    historical
39. 2003-05-09
    listed $68,000
40. 1996-05-30
    soldstatus $49,800
41. 1992-04-27
    soldstatus $40,000

ⓘ 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: $832 · $69/mo
• Projected year-2 tax: $1,124 · $94/mo
• Expected delta: +$293/yr (+$24/mo · 35.2%)

ⓘ 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 3/10 Moderate 8 d/yr ≥91°F today · 19 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: $13,006
• − Mortgage interest: −$7,282
• − Property taxes: −$832
• − Insurance: −$650
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$3,782
• Taxable loss: −$1,620
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $1,001/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

+300.0% since first listed

27 events — show timeline

• 2026-04-21 Relisted — BRIGHT MLS
• 2026-04-20 Relisted — BRIGHT MLS
• 2026-04-20 Listing Removed — BRIGHT MLS
• 2025-08-01 Listing Removed — BRIGHT MLS
• 2025-08-01 Listed $159,999 BRIGHT MLS
• 2025-07-29 Coming Soon $159,999 BRIGHT MLS
• 2024-01-05 Sold (Public Records) $79,500 Public Records
• 2023-10-13 Listing Removed — BRIGHT MLS
• 2023-10-13 Sold (MLS) $79,500 BRIGHT MLS
• 2023-09-13 Pending — BRIGHT MLS
• 2023-08-15 Contingent — BRIGHT MLS
• 2023-08-11 Listed $79,000 BRIGHT MLS
• 2023-01-02 Listing Removed — BRIGHT MLS
• 2023-01-02 Listed $84,000 BRIGHT MLS
• 2023-01-02 Listing Removed — BRIGHT MLS
• 2022-12-01 Listing Removed — BRIGHT MLS
• 2022-09-06 Listed $84,000 BRIGHT MLS
• 2022-09-03 Price Changed $84,000 BRIGHT MLS
• 2022-09-03 Coming Soon — BRIGHT MLS
• 2022-09-02 Listing Removed — BRIGHT MLS
• 2022-06-17 Listed $265,000 BRIGHT MLS
• 2003-09-17 Sold (Public Records) $69,000 Public Records
• 2003-09-05 Sold (MLS) $69,000 MRIS
• 2003-06-26 Delisted — MRIS
• 2003-05-09 Listed $68,000 MRIS
• 1996-05-30 Sold (Public Records) $49,800 Public Records
• 1992-04-27 Sold (Public Records) $40,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $832 · +8.7% YoY. Source: county tax records.