84 S Grant St · Frostburg, MD 21532

$80,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 191 Days on market

Built 1925 $64/sqft · 42% below area Est $137k · 42% under

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Why this score? — see what drove the B 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +4.4/5.0
• 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

INVESTOR ALERT! Brand NEW Roof! This home could be great for a rental or single family. The property needs just a little TLC to make it a home again. The home is vacant and utilities are off. The basement has a sump pump and is unfinished. the driveway has ample parking.

Key facts

• Sump pump
• Ample parking
• New roof

Tags

• NEW ROOF
• SUMP PUMP
• AMPLE PARKING

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 $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 27y 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 $59k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.29% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.17%
• DSCR: 1.72
• GRM: 6.4

CMA / ARV

• ARV (median comp): $136,998
• List price: $80,000
• Delta: -41.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Green St	0.10mi	3/1.0	1,288 (+3%)	9mo	$140,000	$109	82
18 Mill St	0.12mi	4/1.5 (+1)	1,232 (-1%)	13mo	$185,000	$150	74
53 Stoyer St	0.22mi	3/2.0	1,172 (-6%)	10mo	$149,000	$127	68
117 Bowery St	0.23mi	4/1.0 (+1)	1,176 (-6%)	10mo	$120,500	$102	66
70 Bowery St	0.17mi	3/1.0	1,120 (-10%)	11mo	$92,500	$83	66
40 Mcculloh St	0.15mi	2/2.0 (-1)	1,184 (-5%)	14mo	$162,500	$137	64
113 Walnut St	0.39mi	2/1.5 (-1)	1,202 (-4%)	11mo	$165,000	$137	60
135 Hill St	0.34mi	4/2.0 (+1)	1,306 (+5%)	10mo	$120,500	$92	59
16 Greenbriar Ct	0.66mi	3/1.0	1,264 (+1%)	10mo	$209,900	$166	58
138 Mount Pleasant St	0.49mi	2/1.0 (-1)	1,332 (+7%)	10mo	$165,000	$124	53
84 Hill St	0.23mi	4/2.0 (+1)	1,428 (+14%)	9mo	$150,000	$105	49
8 Taylor St	0.44mi	3/1.0	1,391 (+12%)	15mo	$70,400	$51	48

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $2,755
• Equity at exit: $11,928

10-year hold

• IRR: 12.8%
• Equity multiple: 2.01×
• Total profit: $22,714
• Equity at exit: $6,917

Cash invested: $22,400 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,035 high
• Mortgage (P&I): −$420
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$33
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $246

Break-even live

Break-even rent $723

Max offer price $80,000

Occupancy floor 71%

Sensitivity live

Price	-10% $292	-5% $269	+0% $246	+5% $224	+10% $201
Rent	-10% $165	-5% $206	+0% $246	+5% $287	+10% $328
Rate	-1.0pp $287	-0.5pp $267	base $246	+0.5pp $226	+1.0pp $205

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	0.20mi
187 Glenn St Frostburg, MD	2.0	1.5	860	$1,000	$1.16	44d	1	0.32mi
193 Glenn St Unit h Frostburg, MD	2.0	1.5	860	$957	$1.11	44d	1	0.32mi
Main St Frostburg, MD	2.0	1.5	1100	$1,100	$1.00	44d	1	0.39mi
191 Park Ave Frostburg, MD	1.0–2.0	1.0	650	$899	$1.38	44d	1	0.43mi
55 S Broadway Frostburg, MD	3.0	1.0	1020	$1,100	$1.08	44d	1	0.53mi
208 Lower Consol Rd NW Apt D Frostburg, MD	3.0	1.0	730	$1,052	$1.44	44d	1	0.81mi
208 Lower Consol Rd NW Unit c Frostburg, MD	3.0	1.0	730	$1,027	$1.41	44d	1	0.81mi
212 Lower Consol Rd NW Apt 3 Frostburg, MD	3.0	1.0	725	$1,102	$1.52	44d	1	0.83mi
212 Lower Consol Rd NW Apt 6 Frostburg, MD	3.0	1.0	725	$1,052	$1.45	44d	1	0.83mi
6 Bob Cat Ct Frostburg, MD	2.0–3.0	1.0	707	$950	$1.34	44d	5	0.83mi
2 Bob Cat Ct Frostburg, MD	2.0–4.0	1.0–2.0	965	$1,000	$1.04	44d	6	0.85mi

Listing history 45 events

1. 2026-06-19
   days on market $80,000 Active 191 DOM
2. 2026-06-18
   days on market $80,000 Active 190 DOM
3. 2026-06-17
   days on market $80,000 Active 189 DOM
4. 2026-06-16
   days on market $80,000 Active 188 DOM
5. 2026-06-15
   days on market $80,000 Active 187 DOM
6. 2026-06-14
   days on market $80,000 Active 185 DOM
7. 2026-06-12
   days on market $80,000 Active 184 DOM
8. 2026-06-09
   days on market $80,000 Active 181 DOM
9. 2026-06-08
   days on market $80,000 Active 180 DOM
10. 2026-06-07
    days on market $80,000 Active 179 DOM
11. 2026-06-02
    days on market $80,000 Active 174 DOM
12. 2026-06-01
    days on market $80,000 Active 173 DOM
13. 2026-05-31
    days on market $80,000 Active 172 DOM
14. 2026-05-30
    days on market $80,000 Active 171 DOM
15. 2025-12-11
    status Active 271-char remark

    Show marketing remark (271 chars)

    INVESTOR ALERT! Brand NEW Roof! This home could be great for a rental or single family. The property needs just a little TLC to make it a home again. The home is vacant and utilities are off. The basement has a sump pump and is unfinished. the driveway has ample parking.

16. 2025-12-11
    status Pending 271-char remark

    Show marketing remark (271 chars)

    INVESTOR ALERT! Brand NEW Roof! This home could be great for a rental or single family. The property needs just a little TLC to make it a home again. The home is vacant and utilities are off. The basement has a sump pump and is unfinished. the driveway has ample parking.

17. 2025-12-10
    listed $80,000 Active 271-char remark

    Show marketing remark (271 chars)

    INVESTOR ALERT! Brand NEW Roof! This home could be great for a rental or single family. The property needs just a little TLC to make it a home again. The home is vacant and utilities are off. The basement has a sump pump and is unfinished. the driveway has ample parking.

18. 2023-12-11
    historical
19. 2023-09-14
    price $82,900
20. 2023-06-30
    listed $85,900 Active
21. 2023-06-24
    historical
22. 2020-07-01
    historical
23. 2019-10-22
    listed $74,900 Active
24. 2014-09-21
    historical Expired
25. 2013-12-23
    listed Active
26. 2013-12-23
    listed $85,000
27. 2013-12-23
    historical
28. 2009-11-02
    historical Expired
29. 2009-11-02
    historical
30. 2009-10-27
    price
31. 2009-05-18
    listed
32. 2009-05-18
    listed $89,900
33. 2004-08-27
    soldstatus $59,000
34. 2004-08-27
    soldstatus $59,000
35. 2004-08-18
    soldstatus $59,000
36. 2004-07-18
    historical
37. 2004-06-08
    listed $62,500
38. 2000-08-24
    soldstatus $45,000
39. 2000-08-18
    soldstatus $45,000
40. 2000-08-09
    historical
41. 2000-06-19
    listed $49,900
42. 2000-05-29
    historical
43. 1999-10-15
    historical
44. 1999-10-14
    listed
45. 1999-04-07
    listed

ⓘ 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: $751 · $63/mo
• Projected year-2 tax: $812 · $68/mo
• Expected delta: +$60/yr (+$5/mo · 8.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,416
• − Mortgage interest: −$4,481
• − Property taxes: −$751
• − Insurance: −$1,066
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$2,327
• Taxable income: $1,803
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $2,524/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

+60.3% since first listed

31 events — show timeline

• 2025-12-11 Relisted — BRIGHT MLS
• 2025-12-11 Pending — BRIGHT MLS
• 2025-12-10 Listed $80,000 BRIGHT MLS
• 2023-12-11 Listing Removed — BRIGHT MLS
• 2023-09-14 Price Changed $82,900 BRIGHT MLS
• 2023-06-30 Listed $85,900 BRIGHT MLS
• 2023-06-24 Coming Soon — BRIGHT MLS
• 2020-07-01 Listing Removed — BRIGHT MLS
• 2019-10-22 Listed $74,900 BRIGHT MLS
• 2014-09-21 Delisted — MRIS
• 2013-12-23 Listed — MRIS
• 2013-12-23 Listing Removed — BRIGHT MLS
• 2013-12-23 Listed $85,000 BRIGHT MLS
• 2009-11-02 Delisted — MRIS
• 2009-11-02 Listing Removed — BRIGHT MLS
• 2009-10-27 Price Changed — MRIS
• 2009-05-18 Listed — MRIS
• 2009-05-18 Listed $89,900 BRIGHT MLS
• 2004-08-27 Sold (Public Records) $59,000 Public Records
• 2004-08-27 Sold (Public Records) $59,000 Public Records
• 2004-08-18 Sold (MLS) $59,000 MRIS
• 2004-07-18 Delisted — MRIS
• 2004-06-08 Listed $62,500 MRIS
• 2000-08-24 Sold (Public Records) $45,000 Public Records
• 2000-08-18 Sold (MLS) $45,000 MRIS
• 2000-08-09 Delisted — MRIS
• 2000-06-19 Listed $49,900 MRIS
• 2000-05-29 Delisted — MRIS
• 1999-10-15 Delisted — MRIS
• 1999-10-14 Listed — MRIS
• 1999-04-07 Listed — MRIS

Property tax history

+0.6%/yr

Latest (2025): $751 · +6.6% YoY. Source: county tax records.