816 N Houcksville Rd · Hampstead, MD 21074

$265,000

2 bd · 1.0 ba · 1,916 sqft · SingleFamily public records · 13 Days on market

Built 1947 0.25 ac lot Est $423k · 37% 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience the warmth and charm of this adorable Cape Cod in the heart of Singer Heights offers a perfect blend of comfort and style. With 2 spacious bedrooms and one attic ready for the finishing, this home is ready for your perfect vision. Some updates include a beautifully updated full bathroom, new roof adn semi completed attic area. The traditional floor plan invites you to unwind and Enjoy cozy evenings by the wood-burning fireplace or gather in the eat-in kitchen. Appliances include a refrigerator and stove. The full, partially finished basement provides ample storage or potential for additional living space. Step outside to a level 0.25-acre lot, perfect for outdoor activities or ga

Key facts

• Level lot
• Eat-in kitchen
• Off-street parking

Tags

• UPDATED FULL BATHROOM
• WOOD-BURNING FIREPLACE
• EAT-IN KITCHEN
• PARTIALLY FINISHED BASEMENT
• LEVEL LOT
• OFF-STREET PARKING

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: 4 driveway/parking spaces; Asphalt driveway; Off-street parking
• Utilities: Public sewer; Well water; Electric hot water
• Home design: Detached property; Architectural shingle roof; Block foundation; Brick construction; Not in a federal flood zone
• Construction: Brick construction; Block foundation; Architectural shingle roof; Detached structure
• Exterior features: Sidewalks; Level lot

Interior

• Kitchen: Exhaust fan; Refrigerator; Stove
• Bedrooms: 2 bedrooms on the main level
• Flooring: Wood floors
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Radiator heating (oil-fired); Ceiling fans; Window cooling units (electric)
• Interior features: Attic; Tub with shower; Ceiling fans; Traditional floor plan; Eat-in kitchen with table space; Wood floors; Entry-level bedroom
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $70 ($843/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 $231k (13.0% below list).
• Recommended offer: $231k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.1% in Hampstead — 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 72/100 on livability (#137 in MD) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment B+; Watch: amenities F, commute F.
• Carroll County Public Schools (suburban): math 32% / reading 47% proficiency, ranked #2 of 24 in MD (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Hampstead Elementary (math 37% / reading 37%, grade F, #123 of 860 statewide, top 15%, 407 students, 28% FRL); Shiloh Middle (math 22% / reading 50%, grade F, #40 of 225 statewide, top 18%, 604 students, 25% FRL).
• Market conditions: 82 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 156 units permitted in Carroll 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 $8k of value loss. Plan a longer hold.
• Carroll County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $134k; list at $265k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,566 (13.0% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.87% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $423,436
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 Clearview Ave	0.59mi	3/2.0 (+1)	1,897 (-1%)	3mo	$423,000	$223	59
1175 Caton Rd	0.60mi	3/2.5 (+1)	1,816 (-5%)	6mo	$420,000	$231	47
4207 Ralph Ave	0.57mi	3/1.0 (+1)	1,676 (-12%)	2mo	$370,000	$221	46
852 N Houcksville Rd	0.16mi	3/2.0 (+1)	1,632 (-15%)	23mo	$360,000	$221	40
1148 Gypsum Dr	0.59mi	3/2.0 (+1)	2,190 (+14%)	3mo	$463,500	$212	37
1198 N Carroll St	0.75mi	3/2.0 (+1)	1,630 (-15%)	1mo	$405,000	$248	30
1191 Seattle Dr	0.66mi	3/2.0 (+1)	1,730 (-10%)	19mo	$360,000	$208	29

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-38,480
• Equity at exit: $39,512

10-year hold

• IRR: -5.8%
• Equity multiple: 0.63×
• Total profit: $-27,803
• Equity at exit: $22,912

Cash invested: $74,200 (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 21074

• Active inventory: 82
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,306 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$251 /mo · $3,013/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $70

Break-even live

Break-even rent $2,217

Max offer price $265,000

Occupancy floor 92%

Sensitivity live

Price	-10% $220	-5% $145	+0% $70	+5% $-5	+10% $-80
Rent	-10% $-112	-5% $-21	+0% $70	+5% $161	+10% $252
Rate	-1.0pp $204	-0.5pp $138	base $70	+0.5pp $2	+1.0pp $-68

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3754 Shiloh Rd Unit 1 Hampstead, MD	3.0	3.0	2100	$2,400	$1.14	0d	1	0.66mi
890 Gaming Sq Hampstead, MD	3.0	1.5	1232	$2,100	$1.70	18d	1	1.02mi

Listing history 12 events

1. 2026-06-21
   days on market $265,000 Active 13 DOM
2. 2026-06-18
   days on market $265,000 Active 10 DOM
3. 2026-06-17
   days on market $265,000 Active 9 DOM
4. 2026-06-16
   days on market $265,000 Active 8 DOM
5. 2026-06-15
   statusdays on market $265,000 Active 7 DOM
6. 2026-06-07
   statusdays on market $265,000 Active Under Contract 6 DOM
7. 2026-06-04
   days on market $265,000 Active 5 DOM
8. 2026-06-03
   days on market $265,000 Active 4 DOM
9. 2026-06-02
   days on market $265,000 Active 3 DOM
10. 2026-06-01
    days on market $265,000 Active 2 DOM
11. 2026-05-31
    remarks 699-char remark
12. 2026-05-31
    listed $265,000 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: $3,013 · $251/mo
• Projected year-2 tax: $3,013 · $251/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,668
• − Mortgage interest: −$14,844
• − Property taxes: −$3,013
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,213
• − Management: −$2,213
• − Depreciation: −$7,709
• Taxable loss: −$3,650
• Est. tax savings @ 24.0%: +$876
• After-tax cash flow: $1,719/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: Carroll County Public Schools
• NCES district ID: 2400210
• Math proficiency: 32% ▼ -25.00%
• Reading proficiency: 47% ▼ -16.00%
• Median HH income: $84,594
• Composite: 37.33/100
• National rank: #4441
• State rank: #2 of 24 in MD

Livability — Hampstead

• Score: 72/100
• State rank: #137
• US rank: #5869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,070

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 169,677 people
• By 2030: 169,605 · +-0.0%
• By 2040: 166,205 · -2.0%
• By 2050: 158,312 · -6.7%
• By 2075: 143,013 · -15.7%
• By 2100: 122,431 · -27.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 3% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 6% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Carroll

• 2024 margin: Strong R (+24.9) · D 36.2% · R 61.2% · Other 2.6%
• 2008→2024 swing: +6.2pp toward D · 2008: -31.2pp · 2024: -24.9pp
• All cycles: 2024: R+24.9 2020: R+23.7 2016: R+36.9 2012: R+34.0 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -226.99%
• Current HPI: 274.0553
• 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

+97.0% since first listed

2 events — show timeline

• 2026-05-30 Listed $265,000 BRIGHT MLS
• 2012-07-06 Sold (Public Records) $134,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,013 · -1.3% YoY. Source: county tax records.