11212 Robins Glenn Dr · Robinwood, MD 21742

$234,900

3 bd · 1.5 ba · 1,400 sqft · Townhouse public records · 2 Days on market

Built 1991 2,975 sqft lot Est $274k · 14% under $59/mo HOA · 3% of rent

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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 +15.0/30.0
• ARV discount +14.0/15.0
• DSCR +4.6/10.0
• Rent growth +3.6/5.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

During the first 15 days in the MLS, only offers from owner-occupants, public entities or their designated partners will be considered. Offers from investors and second home purchasers may be submitted, but they will not be considered until after the initial 15 days of the listing. No inspections or information to provide, this is a as-is sale.

Key facts

• $59 HOA
• Built 1991
• Listed 2 days

Property features AI

Finance

• Other: Ground rent paid annually
• HOA & community: Monthly HOA fee of $59 covering common area maintenance and snow removal; Community playground / tot lot

Exterior

• Utilities: Public water; Public sewer; Natural gas hot water; Natural gas heating fuel; Electric for cooling
• Home design: End of row townhouse; Fee simple ownership
• Construction: Vinyl siding; Block foundation; Architectural shingle roof; Built year per assessor
• Exterior features: Above-grade and below-grade structures noted

Interior

• Bedrooms: 3 bedrooms on the upper level
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 2 full bathrooms (1 on upper level, 1 on lower level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic; Dining area; Partially finished walkout basement with rear entrance and connecting stairway

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $73 ($871/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 $200k (15.0% below list).
• Recommended offer: $200k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.8% in Robinwood — 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 62/100 on livability (#322 in MD) — a middle-class / working-renter tenant base. Strengths: employment A-, housing B+, health & safety B+; Watch: crime C-, amenities F, commute F.
• Washingtion County Public Schools (suburban): math 18% / reading 33% proficiency, ranked #13 of 24 in MD (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ruth Ann Monroe Primary (567 students, 80% FRL); E. Russell Hicks Middle (math 8% / reading 31%, grade F, #154 of 225 statewide, top 68%, 824 students, 74% FRL); South Hagerstown High (math 30% / reading 63%, grade D-, #118 of 222 statewide, top 54%, 1,487 students, 78% FRL) — zoned schools average 77% FRL vs 39% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 223 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 232 units permitted in Washington County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y ago; this cycle's ask is 165% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $69k; list at $235k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,639 (15.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.85% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $274,400
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20040 Rosebank Way	0.18mi	3/2.5	1,442 (+3%)	3mo	$334,975	$232	80
20057 Rosebank Way	0.16mi	3/2.5	1,442 (+3%)	4mo	$341,985	$237	80
20036 Rosebank Way	0.18mi	3/2.5	1,442 (+3%)	3mo	$327,485	$227	80
11210 Cristins Cir	0.09mi	2/2.5 (-1)	1,440 (+3%)	18mo	$242,501	$168	66
11317 Grouse Lane North Ln	0.22mi	3/2.5	1,232 (-12%)	1mo	$242,000	$196	65
20138 Daniels Cir	0.11mi	4/2.5 (+1)	1,552 (+11%)	8mo	$285,000	$184	62
11312 Grouse Lane North Ln	0.19mi	3/3.0	1,232 (-12%)	10mo	$220,000	$179	57

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 · 4.46% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.54×
• Total profit: $-30,510
• Equity at exit: $35,024

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-8,214
• Equity at exit: $20,310

Cash invested: $65,772 (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 21742

• Home prices YoY: -32.5%
• Rents YoY: 4.5%
• Active inventory: 223
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,996 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$116 /mo · $1,391/yr
• Insurance: −$98
• HOA: −$59
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $73

Break-even live

Break-even rent $1,905

Max offer price $234,900

Occupancy floor 91%

Sensitivity live

Price	-10% $206	-5% $139	+0% $73	+5% $6	+10% $-60
Rent	-10% $-85	-5% $-6	+0% $73	+5% $151	+10% $230
Rate	-1.0pp $191	-0.5pp $132	base $73	+0.5pp $12	+1.0pp $-50

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20129 Daniels Cir Hagerstown, MD	3.0	1.5	1160	$1,885	$1.62	45d	1	0.13mi
20321 Kellys Ln Hagerstown, MD	3.0	3.5	1780	$2,150	$1.21	45d	1	0.18mi
20319 Kellys Ln Hagerstown, MD	3.0	2.5	1780	$2,150	$1.21	45d	1	0.18mi
11211 John F Kennedy Dr Hagerstown, MD	2.0–3.0	2.0–2.5	1510	$1,855	$1.23	15d	17	0.38mi
11512 Selema Dr Hagerstown, MD	1.0–3.0	1.0–2.5	1671	$1,913	$1.14	12d	31	0.51mi
80 N Edgewood Dr Hagerstown, MD	2.0	1.0	1700	$2,200	$1.29	45d	1	1.20mi
1730 Edgewood Hill Cir Hagerstown, MD	2.0	1.5	1115	$1,380	$1.24	45d	4	1.27mi
900 Queen Annes Ct Hagerstown, MD	2.0–3.0	1.0	850	$1,449	$1.70	45d	1	1.32mi
2026 Windsong Dr Unit 3B Hagerstown, MD	3.0	2.0	1220	$1,605	$1.32	15d	1	1.47mi

HOA detail

• Monthly dues: $59 · $708/yr

Listing history 18 events

1. 2026-06-07
   statusdays on market $234,900 Pending 2 DOM
2. 2026-06-03
   days on market $234,900 Coming Soon 6 DOM
3. 2026-06-02
   days on market $234,900 Coming Soon 5 DOM
4. 2026-06-01
   days on market $234,900 Coming Soon 4 DOM
5. 2026-05-31
   days on market $234,900 Coming Soon 3 DOM
6. 2026-05-30
   days on market $234,900 Coming Soon 2 DOM
7. 2026-05-28
   historical $234,900
8. 2011-03-22
   historical 346-char remark

   Show marketing remark (346 chars)

   During the first 15 days in the MLS, only offers from owner-occupants, public entities or their designated partners will be considered. Offers from investors and second home purchasers may be submitted, but they will not be considered until after the initial 15 days of the listing. No inspections or information to provide, this is a as-is sale.

9. 2011-03-16
   soldstatus $69,000 Sold 346-char remark

   Show marketing remark (346 chars)

   During the first 15 days in the MLS, only offers from owner-occupants, public entities or their designated partners will be considered. Offers from investors and second home purchasers may be submitted, but they will not be considered until after the initial 15 days of the listing. No inspections or information to provide, this is a as-is sale.

10. 2011-03-16
    soldstatus $69,000 346-char remark

    Show marketing remark (346 chars)

    During the first 15 days in the MLS, only offers from owner-occupants, public entities or their designated partners will be considered. Offers from investors and second home purchasers may be submitted, but they will not be considered until after the initial 15 days of the listing. No inspections or information to provide, this is a as-is sale.

11. 2010-12-23
    status Contract 346-char remark

    Show marketing remark (346 chars)

    During the first 15 days in the MLS, only offers from owner-occupants, public entities or their designated partners will be considered. Offers from investors and second home purchasers may be submitted, but they will not be considered until after the initial 15 days of the listing. No inspections or information to provide, this is a as-is sale.

12. 2010-12-23
    historical 346-char remark

    Show marketing remark (346 chars)

    During the first 15 days in the MLS, only offers from owner-occupants, public entities or their designated partners will be considered. Offers from investors and second home purchasers may be submitted, but they will not be considered until after the initial 15 days of the listing. No inspections or information to provide, this is a as-is sale.

13. 2010-12-13
    status Active 346-char remark

    Show marketing remark (346 chars)

    During the first 15 days in the MLS, only offers from owner-occupants, public entities or their designated partners will be considered. Offers from investors and second home purchasers may be submitted, but they will not be considered until after the initial 15 days of the listing. No inspections or information to provide, this is a as-is sale.

14. 2010-10-19
    historical 346-char remark

    Show marketing remark (346 chars)

    During the first 15 days in the MLS, only offers from owner-occupants, public entities or their designated partners will be considered. Offers from investors and second home purchasers may be submitted, but they will not be considered until after the initial 15 days of the listing. No inspections or information to provide, this is a as-is sale.

15. 2010-09-12
    price $69,000 346-char remark

    Show marketing remark (346 chars)

    During the first 15 days in the MLS, only offers from owner-occupants, public entities or their designated partners will be considered. Offers from investors and second home purchasers may be submitted, but they will not be considered until after the initial 15 days of the listing. No inspections or information to provide, this is a as-is sale.

16. 2010-08-11
    price $79,000 346-char remark

    Show marketing remark (346 chars)

    During the first 15 days in the MLS, only offers from owner-occupants, public entities or their designated partners will be considered. Offers from investors and second home purchasers may be submitted, but they will not be considered until after the initial 15 days of the listing. No inspections or information to provide, this is a as-is sale.

17. 2010-07-13
    listed $88,800 Active 346-char remark

    Show marketing remark (346 chars)

    During the first 15 days in the MLS, only offers from owner-occupants, public entities or their designated partners will be considered. Offers from investors and second home purchasers may be submitted, but they will not be considered until after the initial 15 days of the listing. No inspections or information to provide, this is a as-is sale.

18. 2010-07-13
    listed $69,000 346-char remark

    Show marketing remark (346 chars)

    During the first 15 days in the MLS, only offers from owner-occupants, public entities or their designated partners will be considered. Offers from investors and second home purchasers may be submitted, but they will not be considered until after the initial 15 days of the listing. No inspections or information to provide, this is a as-is sale.

ⓘ 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: $1,391 · $116/mo
• Projected year-2 tax: $1,975 · $165/mo
• Expected delta: +$585/yr (+$49/mo · 42.1%)

ⓘ 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 6/10 Major 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,957
• − Mortgage interest: −$13,158
• − Property taxes: −$1,391
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − HOA: −$708
• − Depreciation: −$6,833
• Taxable loss: −$3,141
• Est. tax savings @ 24.0%: +$754
• After-tax cash flow: $1,624/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: Washingtion County Public Schools
• NCES district ID: 2400660
• Math proficiency: 18% ▼ -20.00%
• Reading proficiency: 33% ▼ -17.00%
• Median HH income: $54,784
• Composite: 22.87/100
• National rank: #8007
• State rank: #13 of 24 in MD

Livability — Robinwood

• Score: 62/100
• State rank: #322
• US rank: #16826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robinwood, MD
• County: Washington County · 98,861 people
• Metro: Hagerstown-Martinsburg, MD-WV
• Population (ZIP): 34,069
• Household income: $86,288
• Rent vs Own: 31.0% rent · 69.0% own
• Severe rent burden: 896.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 151,614 people
• By 2030: 151,455 · -0.1%
• By 2040: 150,097 · -1.0%
• By 2050: 148,193 · -2.3%
• By 2075: 146,581 · -3.3%
• By 2100: 138,025 · -9.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 11% Hispanic / Latino 10% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 2%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+23.0) · D 37.3% · R 60.4% · Other 2.3%
• 2008→2024 swing: -10.2pp toward R · 2008: -12.9pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+20.9 2016: R+32.4 2012: R+18.5 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.60%
• Current HPI: 235.6784
• Rent YoY: ▲ 4.46%
• 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

+240.4% since first listed

12 events — show timeline

• 2026-05-28 Coming Soon $234,900 BRIGHT MLS
• 2011-03-22 Delisted — MRIS
• 2011-03-16 Sold (MLS) $69,000 BRIGHT MLS
• 2011-03-16 Sold (MLS) $69,000 MRIS
• 2010-12-23 Pending — MRIS
• 2010-12-23 Listing Removed — BRIGHT MLS
• 2010-12-13 Relisted — MRIS
• 2010-10-19 Delisted — MRIS
• 2010-09-12 Price Changed $69,000 MRIS
• 2010-08-11 Price Changed $79,000 MRIS
• 2010-07-13 Listed $88,800 MRIS
• 2010-07-13 Listed $69,000 BRIGHT MLS

Property tax history

+0.8%/yr

Latest (2025): $1,391 · +5.6% YoY. Source: county tax records.