25-20 Rocky Rd · Big Spring, MD 25419

$79,950

3 bd · 1.0 ba · 960 sqft · SingleFamily · 437 Days on market

Built 2012 2,178 sqft lot Est $61k · 30% over $152/mo HOA · 8% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

What was once a trailer on a lot is now a beautifully renovated 2 story home with a cozy log cabin feel inside. The main level has 2 bedrooms and a bathroom while the upper level features a master bedroom that overlooks the living room. Enjoy your morning coffee on the deck overlooking the calming outdoor atmosphere. A concrete patio on one side of the home provides additional storage. HOA yearly dues are $1,525 and can be paid in two payments or one. The dues cover electric, water, sewage and garbage. Included in the dues is the use of pool, putt put golf and tennis. Riverbend Corporation also features a store, bar, ice cream stand, funnel cake stand and church. Utilities are turned off during winter months (november to March). This property is a seasonal home.

Key facts

• 2,178 sq ft lot
• Built 2012
• Listed 437 days

Property features AI

Finance

• HOA & community: HOA amenities include a swimming pool, putting green, tennis courts, convenience store and bar/lounge; HOA covers water, electricity, sewer and trash; Annual HOA fee

Exterior

• Parking: Gravel driveway; Off-street parking and driveway access
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached property; Estimated year built (effective remodel 2012)
• Construction: Shingle siding; Other foundation; Above-grade and below-grade structures noted
• Exterior features: Not located in a federal flood zone; Located in River Bend Park; No tidal water on the property

Interior

• Bedrooms: Two bedrooms on the main level; One bedroom on the upper level
• Bathrooms: One full bathroom (located on the main level)
• Heating & cooling: Window air conditioning units (electric); Electric space heater; Electric hot water
• Interior features: Estimated living area reported; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 39/100 on livability (#499 in MD) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A, cost of living A-; Watch: amenities F, commute F, employment F.
• Berkeley County Schools (other): math 21% / reading 38% proficiency, ranked #24 of 55 in WV (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hedgesville High School (math 22% / reading 52%, grade F, #32 of 110 statewide, top 34%, 1,392 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Solid renter incomes; 1,460 units permitted in Berkeley County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Berkeley County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 437 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $25k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,356 (12.0% below list)

Questions for the listing agent

1. It's been on market 437 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.28% ✓
• Cap rate: 17.34%
• Cash-on-cash: 39.44%
• DSCR: 2.75
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $61,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81-33/34 Forest Ln	0.33mi	2/1.0 (-1)	1,100 (+15%)	23mo	$69,900	$64	36

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: 35.8%
• Equity multiple: 2.52×
• Total profit: $34,028
• Equity at exit: $11,921

10-year hold

• IRR: 42.6%
• Equity multiple: 5.04×
• Total profit: $90,465
• Equity at exit: $6,913

Cash invested: $22,386 (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 25419

• Home prices YoY: -13.1%
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,823 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,199/yr
• Insurance: −$33
• HOA: −$152
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $736

Break-even live

Break-even rent $892

Max offer price $79,950

Occupancy floor 55%

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: $19,988
• Closing costs: $2,398
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $152 · $1,824/yr
• Likely covers: watertrashelectricpool

Listing history 22 events

1. 2026-06-18
   days on market $79,950 Active 437 DOM
2. 2026-06-17
   days on market $79,950 Active 436 DOM
3. 2026-06-16
   days on market $79,950 Active 435 DOM
4. 2026-06-15
   days on market $79,950 Active 434 DOM
5. 2026-06-14
   days on market $79,950 Active 432 DOM
6. 2026-06-13
   days on market $79,950 Active 431 DOM
7. 2026-06-10
   days on market $79,950 Active 429 DOM
8. 2026-06-09
   days on market $79,950 Active 428 DOM
9. 2026-06-08
   days on market $79,950 Active 427 DOM
10. 2026-06-07
    days on market $79,950 Active 426 DOM
11. 2026-06-02
    days on market $79,950 Active 421 DOM
12. 2026-06-01
    days on market $79,950 Active 420 DOM
13. 2026-05-31
    days on market $79,950 Active 419 DOM
14. 2026-05-30
    days on market $79,950 Active 418 DOM
15. 2026-01-07
    price $79,950
16. 2025-07-15
    price $95,000
17. 2025-04-08
    listed $105,000 Active
18. 2025-04-07
    historical $105,000
19. 2021-03-11
    soldstatus $81,000 Closed 773-char remark

    Show marketing remark (773 chars)

    What was once a trailer on a lot is now a beautifully renovated 2 story home with a cozy log cabin feel inside. The main level has 2 bedrooms and a bathroom while the upper level features a master bedroom that overlooks the living room. Enjoy your morning coffee on the deck overlooking the calming outdoor atmosphere. A concrete patio on one side of the home provides additional storage. HOA yearly dues are $1,525 and can be paid in two payments or one. The dues cover electric, water, sewage and garbage. Included in the dues is the use of pool, putt put golf and tennis. Riverbend Corporation also features a store, bar, ice cream stand, funnel cake stand and church. Utilities are turned off during winter months (november to March). This property is a seasonal home.

20. 2021-03-01
    status Pending 773-char remark

    Show marketing remark (773 chars)

    What was once a trailer on a lot is now a beautifully renovated 2 story home with a cozy log cabin feel inside. The main level has 2 bedrooms and a bathroom while the upper level features a master bedroom that overlooks the living room. Enjoy your morning coffee on the deck overlooking the calming outdoor atmosphere. A concrete patio on one side of the home provides additional storage. HOA yearly dues are $1,525 and can be paid in two payments or one. The dues cover electric, water, sewage and garbage. Included in the dues is the use of pool, putt put golf and tennis. Riverbend Corporation also features a store, bar, ice cream stand, funnel cake stand and church. Utilities are turned off during winter months (november to March). This property is a seasonal home.

21. 2021-02-28
    historical 773-char remark

    Show marketing remark (773 chars)

    What was once a trailer on a lot is now a beautifully renovated 2 story home with a cozy log cabin feel inside. The main level has 2 bedrooms and a bathroom while the upper level features a master bedroom that overlooks the living room. Enjoy your morning coffee on the deck overlooking the calming outdoor atmosphere. A concrete patio on one side of the home provides additional storage. HOA yearly dues are $1,525 and can be paid in two payments or one. The dues cover electric, water, sewage and garbage. Included in the dues is the use of pool, putt put golf and tennis. Riverbend Corporation also features a store, bar, ice cream stand, funnel cake stand and church. Utilities are turned off during winter months (november to March). This property is a seasonal home.

22. 2020-09-03
    listed $74,900 Active 773-char remark

    Show marketing remark (773 chars)

    What was once a trailer on a lot is now a beautifully renovated 2 story home with a cozy log cabin feel inside. The main level has 2 bedrooms and a bathroom while the upper level features a master bedroom that overlooks the living room. Enjoy your morning coffee on the deck overlooking the calming outdoor atmosphere. A concrete patio on one side of the home provides additional storage. HOA yearly dues are $1,525 and can be paid in two payments or one. The dues cover electric, water, sewage and garbage. Included in the dues is the use of pool, putt put golf and tennis. Riverbend Corporation also features a store, bar, ice cream stand, funnel cake stand and church. Utilities are turned off during winter months (november to March). This property is a seasonal home.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,878
• − Mortgage interest: −$4,478
• − Property taxes: −$1,199
• − Insurance: −$400
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − HOA: −$1,824
• − Depreciation: −$2,326
• Taxable income: $8,150
• Est. tax owed @ 24.0%: −$1,956
• After-tax cash flow: $6,873/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: Berkeley County Schools
• NCES district ID: 5400060
• Math proficiency: 21% ▼ -12.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $54,599
• Composite: 26.16/100
• National rank: #7273
• State rank: #24 of 55 in WV

Livability — Big Spring

• Score: 39/100
• State rank: #499
• US rank: #27390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Berkeley County
• Metro: Hagerstown-Martinsburg, MD-WV
• Population (ZIP): 13,201
• Household income: $89,284
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 142.0

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 127,359 people
• By 2030: 134,684 · +5.8%
• By 2040: 148,219 · +16.4%
• By 2050: 159,300 · +25.1%
• By 2075: 179,920 · +41.3%
• By 2100: 183,896 · +44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 10% Two or more races 5% Asian 2% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Serbian 3% Lithuanian 2%
• Foreign-born: 3%
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Berkeley

• 2024 margin: Solid R (+35.8) · D 31.2% · R 67.0% · Other 1.8%
• 2008→2024 swing: -22.8pp toward R · 2008: -13.0pp · 2024: -35.8pp
• All cycles: 2024: R+35.8 2020: R+31.2 2016: R+37.2 2012: R+21.3 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.84%
• Current HPI: 184.0467
• Rent YoY: —
• Metro: Hagerstown-Martinsburg, MD-WV
• 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

+6.7% since first listed

8 events — show timeline

• 2026-01-07 Price Changed $79,950 BRIGHT MLS
• 2025-07-15 Price Changed $95,000 BRIGHT MLS
• 2025-04-08 Listed $105,000 BRIGHT MLS
• 2025-04-07 Coming Soon $105,000 BRIGHT MLS
• 2021-03-11 Sold (MLS) $81,000 BRIGHT MLS
• 2021-03-01 Pending — BRIGHT MLS
• 2021-02-28 Listing Removed — BRIGHT MLS
• 2020-09-03 Listed $74,900 BRIGHT MLS