72 Mount Savage Rd NW · Frostburg, MD 21532

$75,000

3 bd · 1.0 ba · 2,063 sqft · SingleFamily public records · 7 Days on market

Built 1920 0.44 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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• 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

MAJOR PRICE DECREASE. The property needs renovated is being offered AS-IS. The utilities have been turned off. Close proximity to Downtown Frostburg and the Great Allegheny Passage's Trailhead. So much potential in this 3 bedroom and 1 full bathroom house. Don't miss this opportunity! Priced to sell. Bring offers. Schedule your appointment online.

Key facts

• 0.44 acre lot
• Built 1920
• Listed 6 days

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Detached property; Estimated year built; Property in need of major rehab
• Construction: Stone foundation; Metal roof; Above-grade and below-grade structures noted
• Exterior features: Paved road access; Located within city limits

Interior

• Bedrooms: 3 bedrooms on main level
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Oil heating; Electric hot water
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 11.3% vs local median 4.2% in Frostburg — 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 87/100 on livability (#7 in MD, #287 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: employment 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.
• Zoned schools: Mount Savage Middle (math 15% / reading 38%, grade F, #86 of 225 statewide, top 40%, 425 students, 54% FRL); Mountain Ridge High School (math 32% / reading 72%, grade D+, #100 of 222 statewide, top 47%, 736 students, 48% FRL) — zoned schools at 51% FRL track the district average.
• Zoned-school proficiency averages 39% at this address vs 22% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Allegany County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 $25k; list at $75k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1920 — 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. 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.
4. 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.
5. 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: 1.33% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.73%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $187,733
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 Washington St	0.58mi	3/1.5	2,080 (+1%)	2mo	$180,000	$87	68
256 E Main St	0.58mi	3/1.0	1,916 (-7%)	3mo	$199,900	$104	58
108 Wood St	0.36mi	4/1.5 (+1)	2,303 (+12%)	7mo	$185,000	$80	51
76 Spring St	0.74mi	3/1.5	1,820 (-12%)	0mo	$182,000	$100	44
98-100 Bowery St	0.55mi	3/1.0	2,240 (+9%)	21mo	$157,500	$70	43
214 Albert Ave	0.64mi	4/2.0 (+1)	1,806 (-12%)	6mo	$191,000	$106	36
73 Hill St	0.65mi	4/2.0 (+1)	2,342 (+14%)	8mo	$110,000	$47	32
128 Center St	0.43mi	4/2.5 (+1)	1,800 (-13%)	20mo	$164,000	$91	31
103 Frost Ave	0.45mi	4/3.0 (+1)	2,330 (+13%)	21mo	$382,000	$164	27
11 High St	0.63mi	4/2.0 (+1)	2,304 (+12%)	22mo	$115,000	$50	24

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $7,595
• Equity at exit: $11,183

10-year hold

• IRR: 18.4%
• Equity multiple: 2.52×
• Total profit: $32,018
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $310

Break-even live

Break-even rent $607

Max offer price $75,000

Occupancy floor 64%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Bob Cat Ct Frostburg, MD	2.0–4.0	1.0–2.0	965	$1,000	$1.04	43d	6	0.75mi

Listing history 7 events

1. 2026-06-19
   days on market $75,000 Active 7 DOM
2. 2026-06-18
   days on market $75,000 Active 6 DOM
3. 2026-06-17
   days on market $75,000 Active 5 DOM
4. 2026-06-16
   days on market $75,000 Active 4 DOM
5. 2026-06-15
   days on market $75,000 Active 3 DOM
6. 2026-06-13
   remarks 591-char remark
7. 2026-06-13
   listed $75,000 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: $663 · $55/mo
• Projected year-2 tax: $740 · $62/mo
• Expected delta: +$77/yr (+$6/mo · 11.7%)

ⓘ 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 2/10 Low 7 d/yr ≥91°F today · 17 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: $12,000
• − Mortgage interest: −$4,201
• − Property taxes: −$663
• − Insurance: −$375
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,182
• Taxable income: $2,659
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $3,084/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 — Frostburg

• Score: 87/100
• State rank: #7
• US rank: #287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frostburg, 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

+127.3% since first listed

14 events — show timeline

• 2026-06-12 Listed $75,000 BRIGHT MLS
• 2022-12-08 Sold (MLS) $25,000 BRIGHT MLS
• 2022-11-08 Contingent — BRIGHT MLS
• 2022-09-07 Price Changed $48,500 BRIGHT MLS
• 2022-08-11 Relisted — BRIGHT MLS
• 2022-08-08 Contingent — BRIGHT MLS
• 2022-07-17 Price Changed $54,900 BRIGHT MLS
• 2022-06-16 Price Changed $64,900 BRIGHT MLS
• 2022-05-12 Price Changed $89,900 BRIGHT MLS
• 2022-04-20 Relisted — BRIGHT MLS
• 2022-04-07 Contingent — BRIGHT MLS
• 2022-03-18 Listed $99,000 BRIGHT MLS
• 2011-03-03 Sold (Public Records) $42,000 Public Records
• 2002-02-04 Sold (Public Records) $33,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $663 · -1.5% YoY. Source: county tax records.