12807 Mason Rd NE · Pleasant Grove, MD 21502

$69,900

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 97 Days on market

Built 1993 0.47 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SINGLE WIDE HOME ON 0.47 +/- ACRES! Welcome to 12807 Mason Road. This 3 bed, 2 bath single wide trailer sits on a level half acre lot across the street from Evitts Creek. The trailer features a living room, kitchen, a primary bedroom with an attached full bathroom, two additional bedrooms and a second full bathroom. Outside, there is a metal shed and a small front porch. Right across the street from 1812 Brewery and minutes from I-68 and Route 220. Needs to be a CASH SALE.

Key facts

• Metal shed
• Small front porch
• Level half acre lot

Tags

• LEVEL HALF ACRE LOT
• METAL SHED
• SMALL FRONT PORCH
• MINUTES FROM I-68
• MINUTES FROM ROUTE 220

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#383 in MD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing 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: Rents rising fast (+10.9%/yr); 235 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 $483 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 + 8.0% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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 $29k; list at $70k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.88% ✓
• Cap rate: 16.53%
• Cash-on-cash: 36.54%
• DSCR: 2.63
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.34×
• Total profit: $6,682
• Equity at exit: $10,422

10-year hold

• IRR: 22.9%
• Equity multiple: 3.68×
• Total profit: $52,428
• Equity at exit: $6,044

Cash invested: $19,572 (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 21502

• Home prices YoY: -17.4%
• Rents YoY: 10.9%
• Active inventory: 235
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $169

Break-even live

Break-even rent $1,102

Max offer price $69,900

Occupancy floor 82%

Sensitivity live

Price	-10% $209	-5% $189	+0% $169	+5% $150	+10% $130
Rent	-10% $65	-5% $117	+0% $169	+5% $221	+10% $273
Rate	-1.0pp $205	-0.5pp $187	base $169	+0.5pp $151	+1.0pp $133

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-09
   days on market $69,900 Active 97 DOM
2. 2026-06-08
   days on market $69,900 Active 96 DOM
3. 2026-06-07
   days on market $69,900 Active 95 DOM
4. 2026-06-02
   days on market $69,900 Active 90 DOM
5. 2026-06-01
   days on market $69,900 Active 89 DOM
6. 2026-05-31
   days on market $69,900 Active 88 DOM
7. 2026-05-30
   days on market $69,900 Active 87 DOM
8. 2026-03-04
   listed $69,900 Active 477-char remark

   Show marketing remark (477 chars)

   SINGLE WIDE HOME ON 0.47 +/- ACRES! Welcome to 12807 Mason Road. This 3 bed, 2 bath single wide trailer sits on a level half acre lot across the street from Evitts Creek. The trailer features a living room, kitchen, a primary bedroom with an attached full bathroom, two additional bedrooms and a second full bathroom. Outside, there is a metal shed and a small front porch. Right across the street from 1812 Brewery and minutes from I-68 and Route 220. Needs to be a CASH SALE.

9. 2025-10-07
   historical
10. 2025-09-18
    historical Active Under Contract
11. 2025-06-18
    price $64,500
12. 2025-05-20
    listed $69,500 Active
13. 2000-04-20
    soldstatus $29,000
14. 2000-04-10
    soldstatus $29,000
15. 2000-01-29
    historical
16. 1999-07-27
    listed $39,000
17. 1999-05-17
    historical
18. 1999-04-21
    listed

ⓘ 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: $578 · $48/mo
• Projected year-2 tax: $670 · $56/mo
• Expected delta: +$92/yr (+$8/mo · 15.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,796
• − Mortgage interest: −$3,915
• − Property taxes: −$578
• − Insurance: −$5,468
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$2,033
• Taxable income: $1,273
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $1,728/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 — Pleasant Grove

• Score: 58/100
• State rank: #383
• US rank: #20889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegany County · 41,015 people
• Metro: Cumberland, MD-WV
• Population (ZIP): 41,015
• Household income: $60,725
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 824.0

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 (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Romanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -54.33%
• Current HPI: 258.6676
• Rent YoY: ▲ 10.88%
• Metro: Cumberland, MD-WV
• 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

+79.2% since first listed

11 events — show timeline

• 2026-03-04 Listed $69,900 BRIGHT MLS
• 2025-10-07 Listing Removed — BRIGHT MLS
• 2025-09-18 Contingent — BRIGHT MLS
• 2025-06-18 Price Changed $64,500 BRIGHT MLS
• 2025-05-20 Listed $69,500 BRIGHT MLS
• 2000-04-20 Sold (Public Records) $29,000 Public Records
• 2000-04-10 Sold (MLS) $29,000 MRIS
• 2000-01-29 Delisted — MRIS
• 1999-07-27 Listed $39,000 MRIS
• 1999-05-17 Delisted — MRIS
• 1999-04-21 Listed — MRIS

Property tax history

+2.1%/yr

Latest (2025): $578 · +19.6% YoY. Source: county tax records.