5109 General Stuart Ct · Sharpsburg, MD 21782

$125,000

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 7 Days on market

Built 1983 0.81 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Handyman Special. Great . 81 acre lot with Public Water and Sewer. 3 Bedroom and 2 full bath Manufactured home on a permanent foundation. Located in historic Sharpsburg, MD. Only minutes from the Antietam Battle Field, Shepherdstown and Shepherdstown College. The home needs a good bit of work. Ready for a summer project? Here it is. The land alone is worth the price. Scheduling a showing is easy. No lead time needed. Would make a great personal home, a rental or an AirBNB with the Battle Field being so close.

Key facts

• Public sewer
• Historic sharpsburg
• 81 acre lot

Tags

• 81 ACRE LOT
• PUBLIC WATER
• PUBLIC SEWER
• HISTORIC SHARPSBURG
• ANTIETAM BATTLE FIELD
• SHEPHERDSTOWN COLLEGE

Property features AI

Exterior

• Parking: Driveway parking (3 spaces total)
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached structure; Fee simple ownership
• Construction: Permanent foundation; Above-grade and below-grade structures; Year built estimated
• Exterior features: Fully fenced yard; Backs to trees; Cleared lot; Front yard; Level lot; Not in a federal flood zone

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).

Location & tenants

• Location reads 57/100 on livability (#395 in MD) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A, employment B+; Watch: schools D-, crime F, amenities 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.
• Market conditions: 25 active listings in the ZIP; 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $61k; list at $125k implies a 104% gain — meaningful room to come down on a strong offer.

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 $125,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.66% ✓
• Cap rate: 14.04%
• Cash-on-cash: 27.66%
• DSCR: 2.23
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $307,008
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 W High St	0.11mi	4/2.0 (+1)	1,476 (+12%)	16mo	$345,000	$234	56
17350 Shepherdstown Pike	0.70mi	3/2.0	1,296 (-1%)	12mo	$317,750	$245	55
208 E Antietam St	0.51mi	3/2.0	1,421 (+8%)	21mo	$284,000	$200	45
17408 Shepherdstown Pike	0.54mi	3/2.0	1,488 (+13%)	15mo	$300,000	$202	40

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: 21.7%
• Equity multiple: 1.89×
• Total profit: $31,137
• Equity at exit: $18,638

10-year hold

• IRR: 29.8%
• Equity multiple: 3.67×
• Total profit: $93,321
• Equity at exit: $10,808

Cash invested: $35,000 (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 21782

• Home prices YoY: -9.3%
• Active inventory: 25
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,073 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$123 /mo · $1,480/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $807

Break-even live

Break-even rent $1,052

Max offer price $125,000

Occupancy floor 56%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-09
   status $125,000 Pending 7 DOM
2. 2026-06-08
   days on market $125,000 Active 7 DOM
3. 2026-06-07
   days on market $125,000 Active 6 DOM
4. 2026-06-03
   days on market $125,000 Active 2 DOM
5. 2026-06-02
   remarks 514-char remark
6. 2026-06-02
   listed $125,000 Active 1 DOM

ⓘ 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: $1,480 · $123/mo
• Projected year-2 tax: $1,480 · $123/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,876
• − Mortgage interest: −$7,002
• − Property taxes: −$1,480
• − Insurance: −$625
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − Depreciation: −$3,636
• Taxable income: $8,153
• Est. tax owed @ 24.0%: −$1,957
• After-tax cash flow: $7,724/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 — Sharpsburg

• Score: 57/100
• State rank: #395
• US rank: #21662

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,056

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Italian 7% Slovak 5% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -28.45%
• Current HPI: 278.6603
• 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

+104.1% since first listed

6 events — show timeline

• 2026-06-01 Listed $125,000 BRIGHT MLS
• 2021-10-25 Listing Removed — BRIGHT MLS
• 2021-10-18 Listed $90,000 BRIGHT MLS
• 2001-02-05 Sold (MLS) $61,250 MRIS
• 2000-10-02 Delisted — MRIS
• 2000-07-19 Listed $61,250 MRIS

Property tax history

+1.6%/yr

Latest (2025): $1,480 · +5.4% YoY. Source: county tax records.