158 Anemone · Hutton, MD 26764

$225,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 80 Days on market

Built 1979 10,454 sqft lot Est $304k · 26% 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• Appreciation +5.9/10.0
• 1% rule +4.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Livability +2.1/5.0

Listing remarks MLS

Welcome to your dream getaway in the heart of the Alpine Lake community. This stunning A-Frame home is nestled on a generously sized lot, offering the perfect combination of rustic charm and contemporary comforts. Boasting 3 bedrooms and a wealth of enticing features, this home is a true gem. Upon entering, you'll be captivated by the open and inviting floor plan. The kitchen features a built-in wine cooler in the center island, perfect for wine enthusiasts and those who love to entertain. The living room is a cozy and warm space, with a wood stove that provides a charming ambiance during those chilly Alpine Lake winters. The living room also opens up to a spacious deck, ideal for enjoying the serene outdoors and hosting gatherings. The primary bedroom is a true retreat, offering a private balcony where you can enjoy your morning coffee or stargaze at night.

Key facts

• New plumbing
• New fireplace
• Extended driveway

Tags

• A-FRAME CABIN
• FULLY FURNISHED
• NEW PLUMBING
• NEW FIREPLACE
• EXTENDED DRIVEWAY
• LUXURY LAMINATE FLOORING

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Community features: Golf, Pool, Tennis Courts

Exterior

• Parking: Off-street parking; On-street parking
• Security: Smoke detector(s); Gated community
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence (detached); 2 stories
• Construction: Metal siding; Metal roof
• Exterior features: Deck; Patio; Porch; Level lot; Lakefront and beach frontage with close proximity and access

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Range
• Bedrooms: Total rooms: 7
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Has heating
• Interior features: Dishwasher; Refrigerator; Microwave; Range; Vinyl flooring; One fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/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 $216k (4.0% below list).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#492 in MD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Preston County Schools (rural): math 22% / reading 33% proficiency, ranked #39 of 55 in WV (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Terra Alta/East Preston School (math 20% / reading 29%, grade F, #287 of 377 statewide, top 85%, 310 students, 0% FRL); Central Preston Middle School (math 19% / reading 42%, grade F, #57 of 109 statewide, top 52%, 322 students, 0% FRL); Preston High School (math 10% / reading 32%, grade F, #100 of 110 statewide, top 91%, 1,178 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 units permitted in Preston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $4k appreciation (1.7% local appreciation)).
• Preston County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $169k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1979 — 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 F-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: 0.96% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $303,744
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Sorrel Ct Lot 17 GENEVA SEC	0.08mi	3/2.0	1,344 (0%)	3mo	$325,000	$242	94
85 Anemone Ln	0.08mi	2/2.0 (-1)	1,280 (-5%)	10mo	$280,350	$219	75
195 Goldenrod Dr	0.17mi	3/2.0	1,522 (+13%)	9mo	$360,000	$237	62
135 Pond Lily Ln	0.29mi	3/2.0	1,176 (-12%)	8mo	$263,000	$224	59
409 Aster	0.61mi	2/2.0 (-1)	1,376 (+2%)	9mo	$311,000	$226	55
600 Woodbine Dr	0.72mi	2/2.0 (-1)	1,272 (-5%)	8mo	$264,990	$208	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.53×
• Total profit: $33,120
• Equity at exit: $85,130

10-year hold

• IRR: 13.2%
• Equity multiple: 2.71×
• Total profit: $107,952
• Equity at exit: $119,870

Cash invested: $63,000 (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 26764

• Home prices YoY: 0.6%
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,161 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $332

Break-even live

Break-even rent $1,740

Max offer price $225,000

Occupancy floor 80%

Sensitivity live

Price	-10% $460	-5% $396	+0% $332	+5% $269	+10% $205
Rent	-10% $162	-5% $247	+0% $332	+5% $418	+10% $503
Rate	-1.0pp $446	-0.5pp $390	base $332	+0.5pp $274	+1.0pp $215

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-22
   days on market $225,000 Active 80 DOM
2. 2026-06-19
   days on market $225,000 Active 78 DOM
3. 2026-06-18
   days on market $225,000 Active 77 DOM
4. 2026-06-17
   days on market $225,000 Active 76 DOM
5. 2026-06-16
   days on market $225,000 Active 75 DOM
6. 2026-06-15
   days on market $225,000 Active 74 DOM
7. 2026-06-14
   days on market $225,000 Active 72 DOM
8. 2026-06-13
   days on market $225,000 Active 71 DOM
9. 2026-06-10
   days on market $225,000 Active 69 DOM
10. 2026-06-09
    days on market $225,000 Active 68 DOM
11. 2026-06-08
    days on market $225,000 Active 67 DOM
12. 2026-06-07
    days on market $225,000 Active 66 DOM
13. 2026-06-03
    days on market $225,000 Active 62 DOM
14. 2026-06-02
    days on market $225,000 Active 61 DOM
15. 2026-06-01
    days on market $225,000 Active 60 DOM
16. 2026-05-31
    days on market $225,000 Active 59 DOM
17. 2026-05-30
    days on market $225,000 Active 58 DOM
18. 2026-05-18
    price $242,000
19. 2026-04-26
    price $244,000
20. 2026-04-02
    listed $245,000 Active
21. 2024-07-31
    soldstatus $169,200 Closed 870-char remark

    Show marketing remark (870 chars)

    Welcome to your dream getaway in the heart of the Alpine Lake community. This stunning A-Frame home is nestled on a generously sized lot, offering the perfect combination of rustic charm and contemporary comforts. Boasting 3 bedrooms and a wealth of enticing features, this home is a true gem. Upon entering, you'll be captivated by the open and inviting floor plan. The kitchen features a built-in wine cooler in the center island, perfect for wine enthusiasts and those who love to entertain. The living room is a cozy and warm space, with a wood stove that provides a charming ambiance during those chilly Alpine Lake winters. The living room also opens up to a spacious deck, ideal for enjoying the serene outdoors and hosting gatherings. The primary bedroom is a true retreat, offering a private balcony where you can enjoy your morning coffee or stargaze at night.

22. 2024-03-11
    historical 870-char remark

    Show marketing remark (870 chars)

    Welcome to your dream getaway in the heart of the Alpine Lake community. This stunning A-Frame home is nestled on a generously sized lot, offering the perfect combination of rustic charm and contemporary comforts. Boasting 3 bedrooms and a wealth of enticing features, this home is a true gem. Upon entering, you'll be captivated by the open and inviting floor plan. The kitchen features a built-in wine cooler in the center island, perfect for wine enthusiasts and those who love to entertain. The living room is a cozy and warm space, with a wood stove that provides a charming ambiance during those chilly Alpine Lake winters. The living room also opens up to a spacious deck, ideal for enjoying the serene outdoors and hosting gatherings. The primary bedroom is a true retreat, offering a private balcony where you can enjoy your morning coffee or stargaze at night.

23. 2023-11-10
    listed $210,000 870-char remark

    Show marketing remark (870 chars)

    Welcome to your dream getaway in the heart of the Alpine Lake community. This stunning A-Frame home is nestled on a generously sized lot, offering the perfect combination of rustic charm and contemporary comforts. Boasting 3 bedrooms and a wealth of enticing features, this home is a true gem. Upon entering, you'll be captivated by the open and inviting floor plan. The kitchen features a built-in wine cooler in the center island, perfect for wine enthusiasts and those who love to entertain. The living room is a cozy and warm space, with a wood stove that provides a charming ambiance during those chilly Alpine Lake winters. The living room also opens up to a spacious deck, ideal for enjoying the serene outdoors and hosting gatherings. The primary bedroom is a true retreat, offering a private balcony where you can enjoy your morning coffee or stargaze at night.

24. 2019-06-17
    soldstatus $137,500 522-char remark

    Show marketing remark (522 chars)

    Remodeled Cabin Nestled in a Park-Like Setting Located in the Prestigious Alpine Lake Resort! Kitchen Boasts a Beautiful Spacious Granite Breakfast Bar/Island, Hickory Cabinets, Wine Fridge, SS Appliances. Barn Doors open to the Laundry Area & Extra Storage. Open Concept Floor Plan, Wood-Burning Stove in the Great Room. Rustic Beamed Ceilings. Relax on the Spacious Front Decks with Built-In Seating, Enjoy the Fire-Pit with Friends & Family Sharing Memories Together. Make this Cabin YOUR Vacation Get-Away.

25. 2019-06-17
    soldstatus $137,500

    Show marketing remark (522 chars)

    Remodeled Cabin Nestled in a Park-Like Setting Located in the Prestigious Alpine Lake Resort! Kitchen Boasts a Beautiful Spacious Granite Breakfast Bar/Island, Hickory Cabinets, Wine Fridge, SS Appliances. Barn Doors open to the Laundry Area & Extra Storage. Open Concept Floor Plan, Wood-Burning Stove in the Great Room. Rustic Beamed Ceilings. Relax on the Spacious Front Decks with Built-In Seating, Enjoy the Fire-Pit with Friends & Family Sharing Memories Together. Make this Cabin YOUR Vacation Get-Away.

26. 2019-02-07
    listed $144,700 522-char remark

    Show marketing remark (522 chars)

    Remodeled Cabin Nestled in a Park-Like Setting Located in the Prestigious Alpine Lake Resort! Kitchen Boasts a Beautiful Spacious Granite Breakfast Bar/Island, Hickory Cabinets, Wine Fridge, SS Appliances. Barn Doors open to the Laundry Area & Extra Storage. Open Concept Floor Plan, Wood-Burning Stove in the Great Room. Rustic Beamed Ceilings. Relax on the Spacious Front Decks with Built-In Seating, Enjoy the Fire-Pit with Friends & Family Sharing Memories Together. Make this Cabin YOUR Vacation Get-Away.

27. 2016-04-28
    soldstatus $34,500
28. 2015-11-05
    listed $39,900
29. 1999-02-25
    soldstatus $52,000

ⓘ 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: $1,211 · $101/mo
• Projected year-2 tax: $1,832 · $153/mo
• Expected delta: +$621/yr (+$52/mo · 51.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 6 d/yr ≥89°F today · 14 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: $25,929
• − Mortgage interest: −$12,603
• − Property taxes: −$1,211
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − Depreciation: −$6,545
• Taxable income: $295
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $3,918/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: Preston County Schools
• NCES district ID: 5401170
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $43,997
• Composite: 23.51/100
• National rank: #7869
• State rank: #39 of 55 in WV

Livability — Hutton

• Score: 41/100
• State rank: #492
• US rank: #27205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,349

Population outlook (Preston County) Hauer SSP2

• Today (2025): 33,786 people
• By 2030: 33,618 · -0.5%
• By 2040: 32,953 · -2.5%
• By 2050: 32,131 · -4.9%
• By 2075: 30,774 · -8.9%
• By 2100: 27,037 · -20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Preston

• 2024 margin: Solid R (+57.0) · D 20.5% · R 77.5% · Other 2.1%
• 2008→2024 swing: -30.5pp toward R · 2008: -26.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+55.1 2016: R+55.8 2012: R+44.4 2008: R+26.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.70%
• Current HPI: 294.2344
• 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

+365.4% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $242,000 NCWVREIN
• 2026-04-26 Price Changed $244,000 NCWVREIN
• 2026-04-02 Listed $245,000 NCWVREIN
• 2024-07-31 Sold (MLS) $169,200 NCWVREIN
• 2024-03-11 Delisted — NCWVREIN
• 2023-11-10 Listed $210,000 NCWVREIN
• 2019-06-17 Sold (Public Records) $137,500 Public Records
• 2019-06-17 Sold (MLS) $137,500 NCWVREIN
• 2019-02-07 Listed $144,700 NCWVREIN
• 2016-04-28 Sold (MLS) $34,500 NCWVREIN
• 2015-11-05 Listed $39,900 NCWVREIN
• 1999-02-25 Sold (Public Records) $52,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,211 · -7.5% YoY. Source: county tax records.