15909 Woodsview Dr · Eckhart Mines, MD 21532

$25,000

2 bd · 2.0 ba · 916 sqft · Manufactured · 60 Days on market

Built 1983 $27/sqft · 73% below area ↓ 21% since listing

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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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.8/5.0
• 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

PRICED TO SELL. This mobile home situated on a RENTED LOT (No real property conveys). Features 2 bedrooms and 2 baths, covered front porch area. The roof is a PITCHED shingle roof. There is a small addition on the back for storage. Previous owner had a wood stove there not sure of condition. This one is priced to sell. Mobile can not be moved from the lot per the seller. Current lot rent is $425.00 per month plus $100 for water, sewer and trash pickup. This is not a rent to own or owner finance. Most likely cash will be needed to purchase.

Key facts

• 2 parking spots
• Built 1983
• Listed 59 days

🏷️ Possibly a rental listed for sale. The $25,000 price doesn't fit this home's estimated sale value (~$92,982) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#410 in MD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, employment B; Watch: schools F, crime F, amenities 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; 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask is 67% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 4.24% ✓
• Cap rate: 38.16%
• Cash-on-cash: 113.80%
• DSCR: 6.06
• GRM: 2.0

CMA / ARV

• ARV (median comp): $92,982
• List price: $25,000
• Delta: -73.11%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.46×
• Total profit: $38,243
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 13.54×
• Total profit: $87,807
• Equity at exit: $2,162

Cash invested: $7,000 (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 21532

• Home prices YoY: -24.2%
• Active inventory: 102
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $664

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 32%

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

Listing history 26 events

1. 2026-06-19
   days on market $25,000 Active 60 DOM
2. 2026-06-18
   days on market $25,000 Active 59 DOM
3. 2026-06-17
   days on market $25,000 Active 58 DOM
4. 2026-06-16
   days on market $25,000 Active 57 DOM
5. 2026-06-15
   days on market $25,000 Active 56 DOM
6. 2026-06-14
   days on market $25,000 Active 54 DOM
7. 2026-06-12
   days on market $25,000 Active 53 DOM
8. 2026-06-09
   days on market $25,000 Active 50 DOM
9. 2026-06-08
   days on market $25,000 Active 49 DOM
10. 2026-06-07
    days on market $25,000 Active 48 DOM
11. 2026-06-02
    days on market $25,000 Active 43 DOM
12. 2026-06-01
    days on market $25,000 Active 42 DOM
13. 2026-05-31
    days on market $25,000 Active 41 DOM
14. 2026-05-30
    days on market $25,000 Active 40 DOM
15. 2026-04-20
    listed $15,000 Active 545-char remark

    Show marketing remark (545 chars)

    PRICED TO SELL. This mobile home situated on a RENTED LOT (No real property conveys). Features 2 bedrooms and 2 baths, covered front porch area. The roof is a PITCHED shingle roof. There is a small addition on the back for storage. Previous owner had a wood stove there not sure of condition. This one is priced to sell. Mobile can not be moved from the lot per the seller. Current lot rent is $425.00 per month plus $100 for water, sewer and trash pickup. This is not a rent to own or owner finance. Most likely cash will be needed to purchase.

16. 2026-04-20
    historical $15,000 545-char remark

    Show marketing remark (545 chars)

    PRICED TO SELL. This mobile home situated on a RENTED LOT (No real property conveys). Features 2 bedrooms and 2 baths, covered front porch area. The roof is a PITCHED shingle roof. There is a small addition on the back for storage. Previous owner had a wood stove there not sure of condition. This one is priced to sell. Mobile can not be moved from the lot per the seller. Current lot rent is $425.00 per month plus $100 for water, sewer and trash pickup. This is not a rent to own or owner finance. Most likely cash will be needed to purchase.

17. 2019-04-24
    price $8,900
18. 2019-04-24
    historical
19. 2019-04-12
    price $11,900
20. 2019-04-01
    status Active
21. 2019-04-01
    historical
22. 2019-03-01
    listed $15,000 Active
23. 2017-12-01
    historical Expired
24. 2017-12-01
    historical
25. 2017-05-25
    listed Active
26. 2017-05-25
    listed $18,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,708
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$727
• Taxable income: $8,047
• Est. tax owed @ 24.0%: −$1,931
• After-tax cash flow: $6,035/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 — Eckhart Mines

• Score: 56/100
• State rank: #410
• US rank: #22824

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-20.6% since first listed

12 events — show timeline

• 2026-04-20 Listed $15,000 BRIGHT MLS
• 2026-04-20 Coming Soon $15,000 BRIGHT MLS
• 2019-04-24 Price Changed $8,900 BRIGHT MLS
• 2019-04-24 Listing Removed — BRIGHT MLS
• 2019-04-12 Price Changed $11,900 BRIGHT MLS
• 2019-04-01 Relisted — BRIGHT MLS
• 2019-04-01 Listing Removed — BRIGHT MLS
• 2019-03-01 Listed $15,000 BRIGHT MLS
• 2017-12-01 Listing Removed — BRIGHT MLS
• 2017-12-01 Delisted — MRIS
• 2017-05-25 Listed — MRIS
• 2017-05-25 Listed $18,900 BRIGHT MLS