14 Stoyer St · Frostburg, MD 21532

$65,000

3 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 4 Days on market

Built 1912 4,697 sqft lot $43/sqft · 44% below area Est $116k · 44% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

What a UNIQUE property!! This 3-bedroom, 1-bath home features arched windows, original hardwood floors, and one-level living. TLC is needed - ideal opportunity for investors, renovators, or buyers looking to restore a one-of-a-kind property. Property is being sold as-is!

Key facts

• Arched windows
• One-level living
• 4,697 sq ft lot

Tags

• ARCHED WINDOWS
• ORIGINAL HARDWOOD FLOORS
• ONE-LEVEL LIVING

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric hot water; Natural gas
• Home design: Detached home; Above-grade finished living area; Assessor-sourced finished area
• Construction: Brick construction; Other foundation type; Above-grade and below-grade structures
• Exterior features: Located in city limits (Frostburg)

Interior

• Kitchen: Kitchen open to living area
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Baseboard hot water heating; Natural gas heating; Electric hot water
• Interior features: Combination kitchen and living area; Attic; Unfinished basement with outside entrance; Main-floor laundry hookups
• Laundry & utility: Main-floor laundry hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 14.1% 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.
• Market conditions: 102 active listings in the ZIP; 2 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 $449 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1912 — 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: 1.66% ✓
• Cap rate: 14.09%
• Cash-on-cash: 27.86%
• DSCR: 2.24
• GRM: 5.0

CMA / ARV

• ARV (median comp): $115,690
• List price: $65,000
• Delta: -43.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
158 Center St	0.24mi	3/1.5	1,560 (+4%)	1mo	$177,250	$114	79
8 Taylor St	0.07mi	3/1.0	1,391 (-7%)	15mo	$70,400	$51	72
28 Taylor St	0.03mi	3/2.0	1,696 (+13%)	17mo	$100,000	$59	59
180 E Mechanic St	0.39mi	3/2.0	1,604 (+7%)	9mo	$163,000	$102	59
115 Main St	0.42mi	4/2.0 (+1)	1,608 (+7%)	3mo	$139,999	$87	57
142 Hill St	0.54mi	3/1.0	1,603 (+7%)	8mo	$180,000	$112	56
84 Hill St	0.44mi	4/2.0 (+1)	1,428 (-5%)	9mo	$150,000	$105	55
19305 Upper Consol Rd NW	0.64mi	3/1.5	1,638 (+9%)	0mo	$210,000	$128	53
43 Green St	0.52mi	3/1.0	1,288 (-14%)	9mo	$140,000	$109	45
279 E Main St NE	0.64mi	3/3.0	1,620 (+8%)	6mo	$199,900	$123	44
185 S Water St	0.52mi	2/1.0 (-1)	1,296 (-14%)	10mo	$133,000	$103	39
135 Hill St	0.51mi	4/2.0 (+1)	1,306 (-13%)	10mo	$120,500	$92	37

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: 22.0%
• Equity multiple: 1.90×
• Total profit: $16,380
• Equity at exit: $9,692

10-year hold

• IRR: 30.0%
• Equity multiple: 3.69×
• Total profit: $48,929
• Equity at exit: $5,620

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 21532

• Home prices YoY: -24.2%
• Active inventory: 102
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$61 /mo · $737/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $422

Break-even live

Break-even rent $544

Max offer price $65,000

Occupancy floor 56%

Sensitivity live

Price	-10% $459	-5% $441	+0% $422	+5% $404	+10% $386
Rent	-10% $337	-5% $380	+0% $422	+5% $465	+10% $508
Rate	-1.0pp $455	-0.5pp $439	base $422	+0.5pp $406	+1.0pp $389

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Main St Frostburg, MD	2.0	1.5	1100	$1,100	$1.00	45d	1	0.16mi
2 Bob Cat Ct Frostburg, MD	2.0–4.0	1.0–2.0	965	$1,000	$1.04	45d	6	0.52mi

Listing history 4 events

1. 2026-05-18
   status Pending 271-char remark
2. 2026-05-16
   historical Active Under Contract 271-char remark
3. 2026-05-11
   listed $65,000 Active 271-char remark
4. 2019-10-25
   soldstatus $59,000

ⓘ 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: $737 · $61/mo
• Projected year-2 tax: $737 · $61/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 18 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: $12,940
• − Mortgage interest: −$3,641
• − Property taxes: −$737
• − Insurance: −$325
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$1,891
• Taxable income: $4,275
• Est. tax owed @ 24.0%: −$1,026
• After-tax cash flow: $4,044/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

+10.2% since first listed

4 events — show timeline

• 2026-05-18 Pending — BRIGHT MLS
• 2026-05-16 Contingent — BRIGHT MLS
• 2026-05-11 Listed $65,000 BRIGHT MLS
• 2019-10-25 Sold (Public Records) $59,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $737 · +3.2% YoY. Source: county tax records.