13518 Blank Rd NW · Mount Savage, MD 21545

$80,000

3 bd · 4.0 ba · 2,413 sqft · Manufactured public records · 195 Days on market

Built 1996 1.10 ac lot $33/sqft · 58% below area ↓ 33% since listing

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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
• Appreciation +6.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Discover this ranch-style manufactured home, nestled on a spacious 1.1-acre lot. Enjoy stunning mountain views that provide a serene backdrop for your daily life. The full basement offers ample storage or potential for additional living space, while off-street parking ensures convenience for you and your guests. This property combines the tranquility of rural living with easy access to nearby amenities, making it an ideal choice for those seeking a peaceful retreat. Don't miss the opportunity to make this your own!

Key facts

• Full basement
• Off-street parking
• 1.1 acre lot

Tags

• RANCH-STYLE MANUFACTURED HOME
• SPACIOUS 1.1-ACRE LOT
• STUNNING MOUNTAIN VIEWS
• FULL BASEMENT
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#320 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute 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: 5 active listings in the ZIP; 24 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (2.6% local appreciation)).
• Allegany County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 1.62% ✓
• Cap rate: 13.23%
• Cash-on-cash: 24.76%
• DSCR: 2.10
• GRM: 5.1

CMA / ARV

• ARV (median comp): $192,673
• List price: $80,000
• Delta: -58.48%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

2.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.2%
• Equity multiple: 2.68×
• Total profit: $37,569
• Equity at exit: $34,339

10-year hold

• IRR: 30.9%
• Equity multiple: 5.22×
• Total profit: $94,466
• Equity at exit: $51,686

Cash invested: $22,400 (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 21545

• Home prices YoY: 1.1%
• Active inventory: 5
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $462

Break-even live

Break-even rent $712

Max offer price $80,000

Occupancy floor 59%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $80,000 Active 195 DOM
2. 2026-06-18
   days on market $80,000 Active 194 DOM
3. 2026-06-17
   days on market $80,000 Active 193 DOM
4. 2026-06-16
   days on market $80,000 Active 192 DOM
5. 2026-06-15
   days on market $80,000 Active 191 DOM
6. 2026-06-14
   days on market $80,000 Active 189 DOM
7. 2026-06-12
   days on market $80,000 Active 188 DOM
8. 2026-06-09
   days on market $80,000 Active 185 DOM
9. 2026-06-08
   days on market $80,000 Active 184 DOM
10. 2026-06-07
    days on market $80,000 Active 183 DOM
11. 2026-06-02
    days on market $80,000 Active 178 DOM
12. 2026-06-01
    days on market $80,000 Active 177 DOM
13. 2026-05-31
    days on market $80,000 Active 176 DOM
14. 2026-05-30
    days on market $80,000 Active 175 DOM
15. 2026-05-05
    price $80,000 520-char remark

    Show marketing remark (520 chars)

    Discover this ranch-style manufactured home, nestled on a spacious 1.1-acre lot. Enjoy stunning mountain views that provide a serene backdrop for your daily life. The full basement offers ample storage or potential for additional living space, while off-street parking ensures convenience for you and your guests. This property combines the tranquility of rural living with easy access to nearby amenities, making it an ideal choice for those seeking a peaceful retreat. Don't miss the opportunity to make this your own!

16. 2026-05-04
    price $75,000 520-char remark

    Show marketing remark (520 chars)

    Discover this ranch-style manufactured home, nestled on a spacious 1.1-acre lot. Enjoy stunning mountain views that provide a serene backdrop for your daily life. The full basement offers ample storage or potential for additional living space, while off-street parking ensures convenience for you and your guests. This property combines the tranquility of rural living with easy access to nearby amenities, making it an ideal choice for those seeking a peaceful retreat. Don't miss the opportunity to make this your own!

17. 2026-03-24
    price $80,000 520-char remark

    Show marketing remark (520 chars)

    Discover this ranch-style manufactured home, nestled on a spacious 1.1-acre lot. Enjoy stunning mountain views that provide a serene backdrop for your daily life. The full basement offers ample storage or potential for additional living space, while off-street parking ensures convenience for you and your guests. This property combines the tranquility of rural living with easy access to nearby amenities, making it an ideal choice for those seeking a peaceful retreat. Don't miss the opportunity to make this your own!

18. 2026-02-25
    status Active 520-char remark

    Show marketing remark (520 chars)

    Discover this ranch-style manufactured home, nestled on a spacious 1.1-acre lot. Enjoy stunning mountain views that provide a serene backdrop for your daily life. The full basement offers ample storage or potential for additional living space, while off-street parking ensures convenience for you and your guests. This property combines the tranquility of rural living with easy access to nearby amenities, making it an ideal choice for those seeking a peaceful retreat. Don't miss the opportunity to make this your own!

19. 2026-02-23
    historical 520-char remark

    Show marketing remark (520 chars)

    Discover this ranch-style manufactured home, nestled on a spacious 1.1-acre lot. Enjoy stunning mountain views that provide a serene backdrop for your daily life. The full basement offers ample storage or potential for additional living space, while off-street parking ensures convenience for you and your guests. This property combines the tranquility of rural living with easy access to nearby amenities, making it an ideal choice for those seeking a peaceful retreat. Don't miss the opportunity to make this your own!

20. 2026-02-13
    price $90,000 520-char remark

    Show marketing remark (520 chars)

    Discover this ranch-style manufactured home, nestled on a spacious 1.1-acre lot. Enjoy stunning mountain views that provide a serene backdrop for your daily life. The full basement offers ample storage or potential for additional living space, while off-street parking ensures convenience for you and your guests. This property combines the tranquility of rural living with easy access to nearby amenities, making it an ideal choice for those seeking a peaceful retreat. Don't miss the opportunity to make this your own!

21. 2025-12-04
    listed $95,000 Active 520-char remark

    Show marketing remark (520 chars)

    Discover this ranch-style manufactured home, nestled on a spacious 1.1-acre lot. Enjoy stunning mountain views that provide a serene backdrop for your daily life. The full basement offers ample storage or potential for additional living space, while off-street parking ensures convenience for you and your guests. This property combines the tranquility of rural living with easy access to nearby amenities, making it an ideal choice for those seeking a peaceful retreat. Don't miss the opportunity to make this your own!

22. 2008-12-06
    historical
23. 2008-02-08
    listed
24. 2005-11-23
    soldstatus $100,000
25. 2005-10-28
    soldstatus $100,000
26. 2005-09-15
    historical
27. 2005-07-08
    listed $119,903
28. 1997-01-10
    historical
29. 1997-01-07
    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: $1,317 · $110/mo
• Projected year-2 tax: $1,317 · $110/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 3/10 Moderate 9 d/yr ≥93°F today · 21 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: $15,567
• − Mortgage interest: −$4,481
• − Property taxes: −$1,317
• − Insurance: −$400
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$2,327
• Taxable income: $4,551
• Est. tax owed @ 24.0%: −$1,092
• After-tax cash flow: $4,455/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 — Mount Savage

• Score: 62/100
• State rank: #320
• US rank: #16755

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,716

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 (87%)
• Race & ethnicity: White 87% Two or more races 3%
• Common ancestry: Italian 2% Slovak 1% Romanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 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: ▲ 2.63%
• Current HPI: 238.0426
• 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

-33.3% since first listed

15 events — show timeline

• 2026-05-05 Price Changed $80,000 BRIGHT MLS
• 2026-05-04 Price Changed $75,000 BRIGHT MLS
• 2026-03-24 Price Changed $80,000 BRIGHT MLS
• 2026-02-25 Relisted — BRIGHT MLS
• 2026-02-23 Listing Removed — BRIGHT MLS
• 2026-02-13 Price Changed $90,000 BRIGHT MLS
• 2025-12-04 Listed $95,000 BRIGHT MLS
• 2008-12-06 Delisted — MRIS
• 2008-02-08 Listed — MRIS
• 2005-11-23 Sold (Public Records) $100,000 Public Records
• 2005-10-28 Sold (MLS) $100,000 MRIS
• 2005-09-15 Delisted — MRIS
• 2005-07-08 Listed $119,903 MRIS
• 1997-01-10 Delisted — MRIS
• 1997-01-07 Listed — MRIS

Property tax history

+1.6%/yr

Latest (2025): $1,317 · +6.2% YoY. Source: county tax records.