10785 Friendsville Rd · Friendsville, MD 21531

$62,500

2 bd · 1.0 ba · 776 sqft · SingleFamily public records · 27 Days on market

Built 1950 2.97 ac lot $81/sqft · 25% below area Est $83k · 25% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Exceptional investment opportunity! This 1950-built 2-bedroom, 1-bath home with 4 year old metal roof is primed for a full renovation or redevelopment. Set on over 9 acres and fronting a county-maintained road, the property offers significant upside with potential subdivision —retaining the existing home while creating additional building lots

Key facts

• Metal roof
• Adjacent land
• Full renovation

Tags

• METAL ROOF
• FULL RENOVATION
• COUNTY MAINTAINED ROAD
• ADJACENT LAND

Property features AI

Finance

• Other: Ownership is fee simple

Exterior

• Parking: Off-street parking
• Utilities: Well water; On-site septic; Electric service available
• Home design: Detached structure; Frame construction
• Construction: Frame construction; Permanent foundation; Above-grade and below-grade structures; Above-grade finished area reported as 776; Below-grade unfinished area reported as 432; Total below-grade area reported as 432
• Exterior features: Off-street parking; No tidal water on the property

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Oil heating
• Interior features: Assessor-provided living area measurement; Basement present (other type)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $62k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#403 in MD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment D, schools F, crime F.
• Garrett County Public Schools (rural): math 17% / reading 30% proficiency, ranked #16 of 24 in MD (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 12 active listings in the ZIP; 122 units permitted in Garrett County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($432 loan paydown + $2k appreciation (3.5% local appreciation)).
• Garrett County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,562 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 2.28% ✓
• Cap rate: 19.90%
• Cash-on-cash: 48.61%
• DSCR: 3.16
• GRM: 3.7

CMA / ARV

• ARV (median comp): $83,275
• List price: $62,500
• Delta: 199.01%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

3.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.4%
• Equity multiple: 4.10×
• Total profit: $54,191
• Equity at exit: $29,700

10-year hold

• IRR: 53.6%
• Equity multiple: 8.31×
• Total profit: $127,838
• Equity at exit: $47,055

Cash invested: $17,500 (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 21531

• Home prices YoY: 1.2%
• Active inventory: 12
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$328
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $709

Break-even live

Break-even rent $525

Max offer price $62,500

Occupancy floor 45%

Sensitivity live

Price	-10% $744	-5% $727	+0% $709	+5% $691	+10% $673
Rent	-10% $596	-5% $653	+0% $709	+5% $765	+10% $821
Rate	-1.0pp $740	-0.5pp $725	base $709	+0.5pp $693	+1.0pp $676

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $62,500 Active 27 DOM
2. 2026-06-18
   days on market $62,500 Active 25 DOM
3. 2026-06-17
   days on market $62,500 Active 24 DOM
4. 2026-06-16
   days on market $62,500 Active 23 DOM
5. 2026-06-15
   days on market $62,500 Active 22 DOM
6. 2026-06-13
   days on market $62,500 Active 20 DOM
7. 2026-06-12
   days on market $62,500 Active 19 DOM
8. 2026-06-09
   days on market $62,500 Active 16 DOM
9. 2026-06-08
   days on market $62,500 Active 15 DOM
10. 2026-06-07
    days on market $62,500 Active 14 DOM
11. 2026-06-07
    days on market $62,500 Active 13 DOM
12. 2026-06-04
    days on market $62,500 Active 10 DOM
13. 2026-06-02
    days on market $62,500 Active 9 DOM
14. 2026-06-01
    days on market $62,500 Active 8 DOM
15. 2026-05-31
    days on market $62,500 Active 7 DOM
16. 2026-05-31
    days on market $62,500 Active 6 DOM
17. 2026-04-15
    listed $249,000 Active 446-char remark

    Show marketing remark (351 chars)

    Exceptional investment opportunity! This 1950-built 2-bedroom, 1-bath home with 4 year old metal roof is primed for a full renovation or redevelopment. Set on over 9 acres and fronting a county-maintained road, the property offers significant upside with potential subdivision —retaining the existing home while creating additional building lots

18. 2026-04-14
    historical $249,000 446-char remark

    Show marketing remark (351 chars)

    Exceptional investment opportunity! This 1950-built 2-bedroom, 1-bath home with 4 year old metal roof is primed for a full renovation or redevelopment. Set on over 9 acres and fronting a county-maintained road, the property offers significant upside with potential subdivision —retaining the existing home while creating additional building lots

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $736 · $61/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,073
• − Mortgage interest: −$3,501
• − Property taxes: −$736
• − Insurance: −$312
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$1,818
• Taxable income: $7,974
• Est. tax owed @ 24.0%: −$1,914
• After-tax cash flow: $6,593/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: Garrett County Public Schools
• NCES district ID: 2400360
• Math proficiency: 17% ▼ -16.00%
• Reading proficiency: 30% ▼ -13.00%
• Median HH income: $45,705
• Composite: 20.36/100
• National rank: #8600
• State rank: #16 of 24 in MD

Livability — Friendsville

• Score: 57/100
• State rank: #403
• US rank: #22230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,346

Population outlook (Garrett County) Hauer SSP2

• Today (2025): 28,304 people
• By 2030: 27,248 · -3.7%
• By 2040: 24,596 · -13.1%
• By 2050: 21,703 · -23.3%
• By 2075: 15,766 · -44.3%
• By 2100: 11,363 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Iranian 10% Romanian 3% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Garrett

• 2024 margin: Solid R (+54.0) · D 21.9% · R 75.9% · Other 2.2%
• 2008→2024 swing: -13.9pp toward R · 2008: -40.1pp · 2024: -54.0pp
• All cycles: 2024: R+54.0 2020: R+55.9 2016: R+61.5 2012: R+52.1 2008: R+40.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.45%
• Current HPI: 300.0729
• 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

-74.9% since first listed

4 events — show timeline

• 2026-05-24 Listed $62,500 BRIGHT MLS
• 2026-05-22 Price Changed $220,000 BRIGHT MLS
• 2026-04-15 Listed $249,000 BRIGHT MLS
• 2026-04-14 Coming Soon $249,000 BRIGHT MLS

Property tax history

+1.9%/yr

Latest (2025): $736 · +2.5% YoY. Source: county tax records.