15943 Foundry · Mount Savage, MD 21545

$25,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 30 Days on market

Built 1920 3,746 sqft lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 6/4/2026 @ 10:00 AM. Bidding ends 6/8/2026 @ 11:00 AM. List Price is Suggested Opening Bid. Deposit: $5,000. 2 Story Townhouse located in Allegany County. Easy access to major traffic artery Mt. Savage Row NW Property is vacant.

Key facts

• 3,746 sq ft lot
• Built 1920
• Listed 29 days

Property features AI

Finance

• Other: Improvement and land assessed values recorded (assessor)
• Financial info: Ownership is fee simple

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Detached property; Above-grade finished area approximately 1,032 (per assessor)
• Construction: Brick construction; Foundation described as other; Other structures both above grade and below grade
• Exterior features: Ground rent paid annually; Tidal water not present; Total below-grade area approximately 792 (unfinished)

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating
• Interior features: No basement; Living area recorded by assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $25k (1.5% 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 $832 of equity ($173 loan paydown + $659 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,625 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 4.28% ✓
• Cap rate: 37.34%
• Cash-on-cash: 110.88%
• DSCR: 5.93
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $81,528
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15941 Foundry Row Rd	0.01mi	3/1.0	1,104 (+7%)	5mo	$24,000	$22	84
16206 Calla Hill Rd NW	0.47mi	3/1.0	1,092 (+6%)	22mo	$129,900	$119	50
12703 Old Row	0.26mi	2/1.0 (-1)	1,170 (+13%)	19mo	$92,900	$79	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.75×
• Total profit: $40,257
• Equity at exit: $10,731

10-year hold

• IRR: —
• Equity multiple: 14.03×
• Total profit: $91,233
• Equity at exit: $16,152

Cash invested: $7,000 (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 21545

• Home prices YoY: 1.1%
• Active inventory: 5
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,070 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$57 /mo · $683/yr
• Insurance: −$10
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $591

Break-even live

Break-even rent $321

Max offer price $25,000

Occupancy floor 40%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $25,000 Active 30 DOM
2. 2026-06-18
   days on market $25,000 Active 29 DOM
3. 2026-06-17
   days on market $25,000 Active 28 DOM
4. 2026-06-16
   days on market $25,000 Active 27 DOM
5. 2026-06-15
   days on market $25,000 Active 26 DOM
6. 2026-06-14
   days on market $25,000 Active 24 DOM
7. 2026-06-12
   days on market $25,000 Active 23 DOM
8. 2026-06-09
   days on market $25,000 Active 20 DOM
9. 2026-06-08
   days on market $25,000 Active 19 DOM
10. 2026-06-07
    days on market $25,000 Active 18 DOM
11. 2026-06-02
    days on market $25,000 Active 13 DOM
12. 2026-06-01
    days on market $25,000 Active 12 DOM
13. 2026-05-31
    days on market $25,000 Active 11 DOM
14. 2026-05-30
    days on market $25,000 Active 10 DOM
15. 2026-05-20
    listed $25,000 Active
16. 1995-02-21
    soldstatus $25,000

ⓘ 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: $683 · $57/mo
• Projected year-2 tax: $683 · $57/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 9 d/yr ≥95°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: $12,839
• − Mortgage interest: −$1,400
• − Property taxes: −$683
• − Insurance: −$792
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$727
• Taxable income: $7,183
• Est. tax owed @ 24.0%: −$1,724
• After-tax cash flow: $5,371/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

• Census place: Mount Savage, MD
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-20 Listed $25,000 BRIGHT MLS
• 1995-02-21 Sold (Public Records) $25,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $683 · +6.6% YoY. Source: county tax records.