10612 Honeyfield Rd · Williamsport, MD 21795

$130,000

3 bd · 1.0 ba · 1,081 sqft · SingleFamily public records · 83 Days on market

Built 1936 0.31 ac lot $120/sqft · 40% below area

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONLINE AUCTION: Bidding begins 5/22/2026 @ 10:00 AM. Bidding ends 5/26/2026 @ 12:50 PM. List Price is Suggested Opening Bid. Deposit: $20,000. Beautifully renovated home in Williamsport offering modern finishes, functional living space, and move-in-ready condition. The Seller reports the property is set up as 3 bedrooms and 2 full bathrooms, complemented by bright interiors, neutral paint tones, and new flooring throughout. The updated kitchen features white shaker cabinetry, solid-surface countertops, stainless steel appliances, recessed lighting, and a large window over the sink, creating a clean and contemporary workspace ideal for everyday living or entertaining. Bathrooms have been refreshed with modern vanities, updated lighting, tiled surrounds, and sleek fixtures, delivering a polished, spa-like feel. Additional living space is provided in the finished lower level, which includes new carpet, recessed lighting, and laundry hookups, making it suitable for a family room, home office, or guest area. With its extensive renovation and turnkey condition, this property presents an excellent opportunity for buyers seeking a primary residence, rental investment, or resale project in a convenient Washington County location. Seller reports property is served by public water and an existing cesspool system. Buyer to verify condition and future requirements, if any, with Washington County Health Department.

Key facts

• Renovated home
• Modern finishes
• Updated kitchen

Tags

• RENOVATED HOME
• MODERN FINISHES
• UPDATED KITCHEN
• WHITE SHAKER CABINETRY
• SOLID SURFACE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#183 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D+, amenities F.
• Washingtion County Public Schools (suburban): math 18% / reading 33% proficiency, ranked #13 of 24 in MD (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 37 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 232 units permitted in Washington County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-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. 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: 1.27% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.81%
• DSCR: 1.66
• GRM: 6.5

CMA / ARV

• ARV (median comp): $320,553
• List price: $130,000
• Delta: -59.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10510 Honeyfield Rd	0.11mi	2/1.0 (-1)	1,036 (-4%)	6mo	$137,000	$132	78
12 S Vermont St	0.62mi	3/1.0	960 (-11%)	1mo	$250,000	$260	52
20 Springfield Ln	0.38mi	3/2.0	1,218 (+13%)	7mo	$315,000	$259	51

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: 5.3%
• Equity multiple: 1.21×
• Total profit: $7,554
• Equity at exit: $19,383

10-year hold

• IRR: 14.8%
• Equity multiple: 2.19×
• Total profit: $43,432
• Equity at exit: $11,240

Cash invested: $36,400 (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 21795

• Home prices YoY: -8.6%
• Active inventory: 37
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,655 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$122 /mo · $1,466/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $449

Break-even live

Break-even rent $1,086

Max offer price $130,000

Occupancy floor 68%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15729 Fenton Ave Williamsport, MD	3.0	2.0	1100	$2,000	$1.82	21d	1	0.41mi
12 Oaktree Ln Williamsport, MD	1.0–2.0	1.0–2.0	930	$1,450	$1.56	13d	9	0.44mi
415 Baker Hill Ln Williamsport, MD	2.0	1.0–2.0	1200	$1,322	$1.10	21d	2	0.70mi

Listing history 37 events

1. 2026-06-18
   days on market $130,000 Active 83 DOM
2. 2026-06-17
   days on market $130,000 Active 82 DOM
3. 2026-06-16
   days on market $130,000 Active 81 DOM
4. 2026-06-15
   days on market $130,000 Active 80 DOM
5. 2026-06-14
   days on market $130,000 Active 78 DOM
6. 2026-06-13
   days on market $130,000 Active 77 DOM
7. 2026-06-10
   days on market $130,000 Active 75 DOM
8. 2026-06-09
   days on market $130,000 Active 74 DOM
9. 2026-06-08
   days on market $130,000 Active 73 DOM
10. 2026-06-07
    days on market $130,000 Active 72 DOM
11. 2026-06-03
    days on market $130,000 Active 68 DOM
12. 2026-06-02
    days on market $130,000 Active 67 DOM
13. 2026-06-01
    days on market $130,000 Active 66 DOM
14. 2026-05-31
    days on market $130,000 Active 65 DOM
15. 2026-05-30
    days on market $130,000 Active 64 DOM
16. 2026-04-03
    status Active 1425-char remark

    Show marketing remark (1425 chars)

    ONLINE AUCTION: Bidding begins 5/22/2026 @ 10:00 AM. Bidding ends 5/26/2026 @ 12:50 PM. List Price is Suggested Opening Bid. Deposit: $20,000. Beautifully renovated home in Williamsport offering modern finishes, functional living space, and move-in-ready condition. The Seller reports the property is set up as 3 bedrooms and 2 full bathrooms, complemented by bright interiors, neutral paint tones, and new flooring throughout. The updated kitchen features white shaker cabinetry, solid-surface countertops, stainless steel appliances, recessed lighting, and a large window over the sink, creating a clean and contemporary workspace ideal for everyday living or entertaining. Bathrooms have been refreshed with modern vanities, updated lighting, tiled surrounds, and sleek fixtures, delivering a polished, spa-like feel. Additional living space is provided in the finished lower level, which includes new carpet, recessed lighting, and laundry hookups, making it suitable for a family room, home office, or guest area. With its extensive renovation and turnkey condition, this property presents an excellent opportunity for buyers seeking a primary residence, rental investment, or resale project in a convenient Washington County location. Seller reports property is served by public water and an existing cesspool system. Buyer to verify condition and future requirements, if any, with Washington County Health Department.

17. 2026-02-19
    status Pending 1425-char remark

    Show marketing remark (1425 chars)

    ONLINE AUCTION: Bidding begins 5/22/2026 @ 10:00 AM. Bidding ends 5/26/2026 @ 12:50 PM. List Price is Suggested Opening Bid. Deposit: $20,000. Beautifully renovated home in Williamsport offering modern finishes, functional living space, and move-in-ready condition. The Seller reports the property is set up as 3 bedrooms and 2 full bathrooms, complemented by bright interiors, neutral paint tones, and new flooring throughout. The updated kitchen features white shaker cabinetry, solid-surface countertops, stainless steel appliances, recessed lighting, and a large window over the sink, creating a clean and contemporary workspace ideal for everyday living or entertaining. Bathrooms have been refreshed with modern vanities, updated lighting, tiled surrounds, and sleek fixtures, delivering a polished, spa-like feel. Additional living space is provided in the finished lower level, which includes new carpet, recessed lighting, and laundry hookups, making it suitable for a family room, home office, or guest area. With its extensive renovation and turnkey condition, this property presents an excellent opportunity for buyers seeking a primary residence, rental investment, or resale project in a convenient Washington County location. Seller reports property is served by public water and an existing cesspool system. Buyer to verify condition and future requirements, if any, with Washington County Health Department.

18. 2026-02-11
    listed $130,000 Active 1425-char remark

    Show marketing remark (1425 chars)

    ONLINE AUCTION: Bidding begins 5/22/2026 @ 10:00 AM. Bidding ends 5/26/2026 @ 12:50 PM. List Price is Suggested Opening Bid. Deposit: $20,000. Beautifully renovated home in Williamsport offering modern finishes, functional living space, and move-in-ready condition. The Seller reports the property is set up as 3 bedrooms and 2 full bathrooms, complemented by bright interiors, neutral paint tones, and new flooring throughout. The updated kitchen features white shaker cabinetry, solid-surface countertops, stainless steel appliances, recessed lighting, and a large window over the sink, creating a clean and contemporary workspace ideal for everyday living or entertaining. Bathrooms have been refreshed with modern vanities, updated lighting, tiled surrounds, and sleek fixtures, delivering a polished, spa-like feel. Additional living space is provided in the finished lower level, which includes new carpet, recessed lighting, and laundry hookups, making it suitable for a family room, home office, or guest area. With its extensive renovation and turnkey condition, this property presents an excellent opportunity for buyers seeking a primary residence, rental investment, or resale project in a convenient Washington County location. Seller reports property is served by public water and an existing cesspool system. Buyer to verify condition and future requirements, if any, with Washington County Health Department.

19. 2026-01-28
    historical
20. 2025-12-29
    status Active
21. 2025-11-21
    historical
22. 2025-10-23
    price $295,000
23. 2025-10-23
    status Active
24. 2025-10-20
    historical Active Under Contract
25. 2025-10-11
    listed $320,000 Active
26. 2025-10-10
    historical
27. 2025-09-09
    soldstatus $150,000
28. 2025-07-26
    price $150,000
29. 2025-07-21
    soldstatus $150,000 Closed
30. 2025-04-30
    historical Active Under Contract
31. 2025-04-17
    listed $175,000 Active
32. 2020-09-24
    soldstatus $77,500 Closed
33. 2020-09-10
    status Pending
34. 2020-09-02
    price $90,000
35. 2020-08-17
    status Active
36. 2020-08-15
    status Pending
37. 2020-07-31
    listed $120,000 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: $1,466 · $122/mo
• Projected year-2 tax: $1,466 · $122/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 5/10 Major 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,859
• − Mortgage interest: −$7,282
• − Property taxes: −$1,466
• − Insurance: −$650
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$3,782
• Taxable income: $3,502
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $4,552/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: Washingtion County Public Schools
• NCES district ID: 2400660
• Math proficiency: 18% ▼ -20.00%
• Reading proficiency: 33% ▼ -17.00%
• Median HH income: $54,784
• Composite: 22.87/100
• National rank: #8007
• State rank: #13 of 24 in MD

Livability — Williamsport

• Score: 69/100
• State rank: #183
• US rank: #8162

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,942

Population outlook (Washington County) Hauer SSP2

• Today (2025): 151,614 people
• By 2030: 151,455 · -0.1%
• By 2040: 150,097 · -1.0%
• By 2050: 148,193 · -2.3%
• By 2075: 146,581 · -3.3%
• By 2100: 138,025 · -9.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 3% Black 2%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 0%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+23.0) · D 37.3% · R 60.4% · Other 2.3%
• 2008→2024 swing: -10.2pp toward R · 2008: -12.9pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+20.9 2016: R+32.4 2012: R+18.5 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.08%
• Current HPI: 233.8292
• 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

+8.3% since first listed

22 events — show timeline

• 2026-04-03 Relisted — BRIGHT MLS
• 2026-02-19 Pending — BRIGHT MLS
• 2026-02-11 Listed $130,000 BRIGHT MLS
• 2026-01-28 Listing Removed — BRIGHT MLS
• 2025-12-29 Relisted — BRIGHT MLS
• 2025-11-21 Listing Removed — BRIGHT MLS
• 2025-10-23 Price Changed $295,000 BRIGHT MLS
• 2025-10-23 Relisted — BRIGHT MLS
• 2025-10-20 Contingent — BRIGHT MLS
• 2025-10-11 Listed $320,000 BRIGHT MLS
• 2025-10-10 Coming Soon — BRIGHT MLS
• 2025-09-09 Sold (Public Records) $150,000 Public Records
• 2025-07-26 Price Changed $150,000 BRIGHT MLS
• 2025-07-21 Sold (MLS) $150,000 BRIGHT MLS
• 2025-04-30 Contingent — BRIGHT MLS
• 2025-04-17 Listed $175,000 BRIGHT MLS
• 2020-09-24 Sold (MLS) $77,500 BRIGHT MLS
• 2020-09-10 Pending — BRIGHT MLS
• 2020-09-02 Price Changed $90,000 BRIGHT MLS
• 2020-08-17 Relisted — BRIGHT MLS
• 2020-08-15 Pending — BRIGHT MLS
• 2020-07-31 Listed $120,000 BRIGHT MLS

Property tax history

+2.0%/yr

Latest (2025): $1,466 · +12.4% YoY. Source: county tax records.