147 W Mechanic St · Frostburg, MD 21532

$145,000

4 bd · 2.0 ba · 1,812 sqft · SingleFamily public records · 82 Days on market

Built 1920 3,838 sqft lot $80/sqft · 7% below area Est $155k · 7% under

---

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 +14.9/30.0
• ARV discount +10.4/15.0
• DSCR +4.5/10.0
• 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

Duplex at its finest! Centrally located in Frostburg and has many new updates with great rental history. This property includes a second paved parcel for off street parking. The over/under units each have 2 bedrooms, seperate meters, new roof in 2021, new outdoor stairs to unit #2 and this unit also has new kitchen cabinets and granite counter tops. Please allow 48 hour notice for showings to respect the tenants.

Key facts

• Rental history
• Paved parcel
• Outdoor stairs

Tags

• DUPLEX
• PAVED PARCEL
• RENTAL HISTORY
• NEW ROOF
• OUTDOOR STAIRS
• NEW KITCHEN CABINETS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $41 ($496/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 $120k (17.2% below list).
• Recommended offer: $120k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Zoned schools: Beall Elementary (math 19% / reading 30%, grade F, #260 of 860 statewide, top 33%, 451 students, 63% FRL); Mount Savage Middle (math 15% / reading 38%, grade F, #86 of 225 statewide, top 40%, 425 students, 54% FRL); Mountain Ridge High School (math 32% / reading 72%, grade D+, #100 of 222 statewide, top 47%, 736 students, 48% FRL).
• Market conditions: 102 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k 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 82 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 29y 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 $67k; list at $145k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000 (17.2% below list)

Questions for the listing agent

1. It's been on market 82 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 1920 — 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. 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?
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: 0.83% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

• ARV (median comp): $155,169
• List price: $145,000
• Delta: -6.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Main St	0.06mi	4/2.0	1,608 (-11%)	3mo	$139,999	$87	76
109 Main St	0.05mi	5/2.0 (+1)	1,856 (+2%)	16mo	$150,000	$81	75
214 Albert Ave	0.44mi	4/2.0	1,806 (-0%)	6mo	$191,000	$106	74
102 Maple St	0.44mi	5/2.0 (+1)	1,904 (+5%)	10mo	$150,000	$79	57
19305 Upper Consol Rd NW	0.46mi	3/1.5 (-1)	1,638 (-10%)	0mo	$210,000	$128	56
28 Taylor St	0.39mi	3/2.0 (-1)	1,696 (-6%)	17mo	$100,000	$59	52
131 W College Ave	0.22mi	3/2.0 (-1)	1,600 (-12%)	19mo	$340,000	$213	50
153 Bowery St	0.75mi	5/2.0 (+1)	1,920 (+6%)	6mo	$130,000	$68	46
16 Hill St	0.70mi	4/2.0	1,696 (-6%)	18mo	$100,000	$59	41
158 Center St	0.61mi	3/1.5 (-1)	1,560 (-14%)	1mo	$177,250	$114	41
111 Wood St	0.49mi	5/2.0 (+1)	1,555 (-14%)	13mo	$220,000	$141	37
180 E Mechanic St	0.70mi	3/2.0 (-1)	1,604 (-12%)	9mo	$163,000	$102	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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-20,903
• Equity at exit: $21,620

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-14,975
• Equity at exit: $12,537

Cash invested: $40,600 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$86 /mo · $1,030/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $41

Break-even live

Break-even rent $1,148

Max offer price $145,000

Occupancy floor 92%

Sensitivity live

Price	-10% $123	-5% $82	+0% $41	+5% $0	+10% $-41
Rent	-10% $-53	-5% $-6	+0% $41	+5% $89	+10% $136
Rate	-1.0pp $114	-0.5pp $78	base $41	+0.5pp $4	+1.0pp $-34

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Bob Cat Ct Frostburg, MD	2.0–4.0	1.0–2.0	965	$1,200	$1.24	45d	6	0.54mi

Listing history 39 events

1. 2026-06-22
   days on market $145,000 Active 82 DOM
2. 2026-06-21
   days on market $145,000 Active 81 DOM
3. 2026-06-19
   days on market $145,000 Active 79 DOM
4. 2026-06-18
   days on market $145,000 Active 78 DOM
5. 2026-06-17
   days on market $145,000 Active 77 DOM
6. 2026-06-16
   days on market $145,000 Active 76 DOM
7. 2026-06-15
   days on market $145,000 Active 75 DOM
8. 2026-06-14
   days on market $145,000 Active 73 DOM
9. 2026-06-12
   days on market $145,000 Active 72 DOM
10. 2026-06-09
    days on market $145,000 Active 69 DOM
11. 2026-06-08
    days on market $145,000 Active 68 DOM
12. 2026-06-07
    days on market $145,000 Active 67 DOM
13. 2026-06-02
    days on market $145,000 Active 62 DOM
14. 2026-06-01
    days on market $145,000 Active 61 DOM
15. 2026-05-31
    days on market $145,000 Active 60 DOM
16. 2026-05-30
    days on market $145,000 Active 59 DOM
17. 2026-04-01
    listed $150,000 Active 416-char remark

    Show marketing remark (432 chars)

    Investor alert! This duplex, located centrally in Frostburg has many new updates, great rental history, and a second paved parcel for off street parking. The over/under units have 2 bedrooms each, separate electric meters, new roof in 2021, new outdoor stairs to unit #2 and this unit also has new kitchen cabinets, granite counter and washer dryer. Please allow 48 hour notice when scheduling but don't miss this great opportunity!

18. 2026-04-01
    listed $150,000 Active 432-char remark

    Show marketing remark (432 chars)

    Investor alert! This duplex, located centrally in Frostburg has many new updates, great rental history, and a second paved parcel for off street parking. The over/under units have 2 bedrooms each, separate electric meters, new roof in 2021, new outdoor stairs to unit #2 and this unit also has new kitchen cabinets, granite counter and washer dryer. Please allow 48 hour notice when scheduling but don't miss this great opportunity!

19. 2026-01-27
    historical
20. 2025-10-24
    status Active
21. 2025-08-18
    status Pending
22. 2025-08-18
    historical
23. 2025-06-19
    status Active
24. 2025-06-11
    status Pending
25. 2025-06-11
    historical
26. 2025-05-01
    listed $150,000 Active
27. 2025-05-01
    listed $150,000 Active
28. 2021-01-07
    soldstatus $67,491
29. 2018-11-30
    soldstatus $85,000
30. 2018-11-20
    soldstatus $85,000 Closed
31. 2018-10-15
    status Pending
32. 2018-07-26
    listed $90,000 Active
33. 2009-11-17
    historical Withdrawn
34. 2009-11-17
    historical
35. 2009-06-25
    listed
36. 2009-06-25
    listed $125,000
37. 1997-09-30
    historical
38. 1997-02-13
    listed
39. 1992-04-08
    soldstatus $26,500

ⓘ 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: $1,030 · $86/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$275/yr (+$23/mo · 26.7%)

ⓘ 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 ≥91°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: $14,400
• − Mortgage interest: −$8,122
• − Property taxes: −$1,030
• − Insurance: −$725
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,218
• Taxable loss: −$1,999
• Est. tax savings @ 24.0%: +$480
• After-tax cash flow: $976/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

+466.0% since first listed

23 events — show timeline

• 2026-04-01 Listed $150,000 BRIGHT MLS
• 2026-04-01 Listed $150,000 BRIGHT MLS
• 2026-01-27 Listing Removed — BRIGHT MLS
• 2025-10-24 Relisted — BRIGHT MLS
• 2025-08-18 Pending — BRIGHT MLS
• 2025-08-18 Listing Removed — BRIGHT MLS
• 2025-06-19 Relisted — BRIGHT MLS
• 2025-06-11 Pending — BRIGHT MLS
• 2025-06-11 Listing Removed — BRIGHT MLS
• 2025-05-01 Listed $150,000 BRIGHT MLS
• 2025-05-01 Listed $150,000 BRIGHT MLS
• 2021-01-07 Sold (Public Records) $67,491 Public Records
• 2018-11-30 Sold (Public Records) $85,000 Public Records
• 2018-11-20 Sold (MLS) $85,000 BRIGHT MLS
• 2018-10-15 Pending — BRIGHT MLS
• 2018-07-26 Listed $90,000 BRIGHT MLS
• 2009-11-17 Delisted — MRIS
• 2009-11-17 Listing Removed — BRIGHT MLS
• 2009-06-25 Listed — MRIS
• 2009-06-25 Listed $125,000 BRIGHT MLS
• 1997-09-30 Delisted — MRIS
• 1997-02-13 Listed — MRIS
• 1992-04-08 Sold (Public Records) $26,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,030 · +5.5% YoY. Source: county tax records.