10619 Komatz Dr SW · Eckhart Mines, MD 21532

$98,500

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 11 Days on market

Built 1925 0.52 ac lot Est $185k · 47% 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.2/10.0
• 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

Nestled among the scenic mountains of Western Maryland, 10619 Komatz Drive, Frostburg, MD offers a rare opportunity to create your dream retreat. Surrounded by beautiful forest and breathtaking mountain views, this property provides the privacy and tranquility that nature lovers crave. The home is in need of repairs and updates, making it an ideal project for investors, contractors, or buyers looking to customize a property to their own vision. With its peaceful setting and abundant natural beauty, the potential here is undeniable. Whether you're seeking a full-time residence, mountain getaway, or investment opportunity, this property offers a unique chance to own a slice of Maryland's coun

Key facts

• 0.52 acre lot
• Built 1925
• Listed 10 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Detached structure; Metal roof; Fee simple ownership
• Construction: Asbestos construction materials; Block foundation; Year built (assessor source)
• Exterior features: Not in a federal flood zone; Tidal water not present

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating; Heating fuel: coal and oil; Electric hot water
• Interior features: Basement with poured concrete foundation; Finished and unfinished below-grade areas

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).

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; 1 comparable units currently listed for rent nearby; 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 $681 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $98k implies a 557% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,500

Questions for the listing agent

1. Built in 1925 — 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 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. 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: 1.12% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.85%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $185,220
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17009 Old National Pike	0.16mi	3/1.5	1,237 (-2%)	4mo	$125,000	$101	84
17211 Porter Rd	0.26mi	3/1.5	1,392 (+10%)	5mo	$205,000	$147	64
16805 Turk Ln	0.25mi	3/1.0	1,105 (-12%)	13mo	$134,900	$122	57
16607 Oceanview Ln	0.43mi	3/3.0	1,404 (+11%)	17mo	$280,000	$199	39

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-102
• Equity at exit: $14,687

10-year hold

• IRR: 9.5%
• Equity multiple: 1.74×
• Total profit: $20,275
• Equity at exit: $8,516

Cash invested: $27,580 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$517
• Tax from tax record: −$62 /mo · $745/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $249

Break-even live

Break-even rent $784

Max offer price $98,500

Occupancy floor 72%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Main St Frostburg, MD	2.0	1.5	1100	$1,100	$1.00	44d	1	1.49mi

Listing history 9 events

1. 2026-06-19
   days on market $98,500 Coming Soon 11 DOM
2. 2026-06-18
   days on market $98,500 Coming Soon 10 DOM
3. 2026-06-17
   days on market $98,500 Coming Soon 9 DOM
4. 2026-06-16
   days on market $98,500 Coming Soon 8 DOM
5. 2026-06-15
   days on market $98,500 Coming Soon 7 DOM
6. 2026-06-14
   days on market $98,500 Coming Soon 5 DOM
7. 2026-06-12
   days on market $98,500 Coming Soon 4 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $98,500 Coming Soon 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: $745 · $62/mo
• Projected year-2 tax: $909 · $76/mo
• Expected delta: +$164/yr (+$14/mo · 22.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 18 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: $13,200
• − Mortgage interest: −$5,518
• − Property taxes: −$745
• − Insurance: −$492
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,865
• Taxable income: $1,468
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $2,640/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

• Census place: Eckhart Mines, 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

+556.7% since first listed

2 events — show timeline

• 2026-06-08 Coming Soon $98,500 BRIGHT MLS
• 1992-06-30 Sold (Public Records) $15,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $745 · +6.6% YoY. Source: county tax records.