3037 White Rock Rd · Friendsville, MD 21531

$65,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 29 Days on market

Built 1994 0.79 ac lot ↓ 55% 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 +6.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

SOLD AS IS ! 3 Bedroom 2 Bath Double Wide Trailer. Fixer upper potential! Spring as the water source and septic system in place. Perfect for a project, great price tag!

Key facts

• Water source
• Septic system
• 0.79 acre lot

Tags

• WATER SOURCE
• SEPTIC SYSTEM

Property features AI

Exterior

• Parking: Driveway
• Utilities: Spring water source; Septic system
• Home design: Manufactured home; Ownership is fee simple
• Construction: Frame construction; Above- and below-grade structures
• Exterior features: No tidal water

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Oil-fired heating; Electric hot water
• Interior features: Partial, unfinished basement; Living area reported by assessor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $789 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (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 ($449 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 29 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.44% ✓
• Cap rate: 20.85%
• Cash-on-cash: 52.00%
• DSCR: 3.31
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 57.6%
• Equity multiple: 4.28×
• Total profit: $59,657
• Equity at exit: $30,888

10-year hold

• IRR: 56.8%
• Equity multiple: 8.70×
• Total profit: $140,132
• Equity at exit: $48,937

Cash invested: $18,200 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,585 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$96 /mo · $1,151/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $789

Break-even live

Break-even rent $587

Max offer price $65,000

Occupancy floor 45%

Sensitivity live

Price	-10% $825	-5% $807	+0% $789	+5% $770	+10% $752
Rent	-10% $663	-5% $726	+0% $789	+5% $851	+10% $914
Rate	-1.0pp $821	-0.5pp $805	base $789	+0.5pp $772	+1.0pp $755

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $65,000 Active 29 DOM
2. 2026-06-18
   days on market $65,000 Active 27 DOM
3. 2026-06-17
   days on market $65,000 Active 26 DOM
4. 2026-06-16
   days on market $65,000 Active 25 DOM
5. 2026-06-15
   days on market $65,000 Active 24 DOM
6. 2026-06-13
   days on market $65,000 Active 22 DOM
7. 2026-06-12
   days on market $65,000 Active 21 DOM
8. 2026-06-09
   days on market $65,000 Active 18 DOM
9. 2026-06-08
   days on market $65,000 Active 17 DOM
10. 2026-06-07
    days on market $65,000 Active 16 DOM
11. 2026-06-07
    days on market $65,000 Active 15 DOM
12. 2026-06-04
    days on market $65,000 Active 12 DOM
13. 2026-06-02
    days on market $65,000 Active 11 DOM
14. 2026-06-01
    days on market $65,000 Active 10 DOM
15. 2026-05-31
    days on market $65,000 Active 9 DOM
16. 2026-05-31
    days on market $65,000 Active 8 DOM
17. 2026-05-22
    listed $65,000 Active
18. 2025-09-01
    historical
19. 2025-05-15
    price $100,000
20. 2025-05-14
    status Active
21. 2025-05-12
    historical
22. 2024-11-12
    listed $144,500 Active

ⓘ 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: $1,151 · $96/mo
• Projected year-2 tax: $1,151 · $96/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 ≥89°F today · 19 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: $19,026
• − Mortgage interest: −$3,641
• − Property taxes: −$1,151
• − Insurance: −$325
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$1,891
• Taxable income: $8,974
• Est. tax owed @ 24.0%: −$2,154
• After-tax cash flow: $7,310/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

-55.0% since first listed

6 events — show timeline

• 2026-05-22 Listed $65,000 BRIGHT MLS
• 2025-09-01 Listing Removed — BRIGHT MLS
• 2025-05-15 Price Changed $100,000 BRIGHT MLS
• 2025-05-14 Relisted — BRIGHT MLS
• 2025-05-12 Listing Removed — BRIGHT MLS
• 2024-11-12 Listed $144,500 BRIGHT MLS

Property tax history

+1.4%/yr

Latest (2025): $1,151 · +4.5% YoY. Source: county tax records.