71 Trapper Ridge Ln · Pecktonville, MD 25427

$225,000

1 bd · 1.0 ba · 672 sqft · Other public records · 8 Days on market

Built 1973 1.35 ac lot $33/mo HOA · 2% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +1.1/10.0

Listing remarks MLS

Cozy home tucked in Sleepy Hollow and borders State game lands! Every hunters dream! This home was renovated the end of 2020 leaving nothing for its new owner to do. Remodel includes brand new kitchen with all new appliances and cabinets, new windows, pellet stove, new flooring, new hot water heater, upgraded electric including new panel box and wired for emergency generator. Well pump is approximately 5 years old , new septic lid installed and septic was pumped November 2020. Log siding is approx. 4 years old. Shed on the property conveys that could be used for storage or the hobby you love. Community includes a small beach area and lake for swimming and non motorized boats. Whether you are looking for simple living as your primary home or a vacation home this one will not disappoint!

Key facts

• Cozy pellet stove
• Small beach area
• Wooded acres

Tags

• PRIVATE MOUNTAIN RETREAT
• WOODED ACRES
• COZY PELLET STOVE
• FIRE PIT
• SMALL BEACH AREA
• LAKE FOR SWIMMING

Property features AI

Finance

• Other: Fee simple ownership; Located outside city limits
• HOA & community: Community amenities include baseball field, pier/dock, picnic area, and beach; Annual HOA fee

Exterior

• Parking: Gravel driveway; Driveway parking
• Utilities: Well water; On-site septic; Electric hot water
• Home design: Detached structure; Estimated year built (effective renovation 2020)
• Construction: Log siding; Architectural shingle roof; Crawl space foundation
• Exterior features: Deck(s); Adjoins game land; Backs to trees; Hunting available; Wood, wire and picket fencing; Above-grade storage barn/shed

Interior

• Kitchen: Stove; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric baseboard heating; Window air conditioning units; Electric heating fuel
• Interior features: Ceiling fan(s); Open floor plan; Entry-level bedroom; Pellet stove
• Laundry & utility: Washer/dryer hookups on main floor; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $-338 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (26.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (39.0% below list).
• Recommended offer: $137k (39.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#289 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Berkeley County Schools (other): math 21% / reading 38% proficiency, ranked #24 of 55 in WV (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Solid renter incomes; 1,460 units permitted in Berkeley County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Berkeley County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.
• Current owner paid $155k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,239 (39.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.61% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.44%
• DSCR: 0.71
• GRM: 13.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.60×
• Total profit: $100,961
• Equity at exit: $202,698

10-year hold

• IRR: 18.1%
• Equity multiple: 5.99×
• Total profit: $314,115
• Equity at exit: $437,126

Cash invested: $63,000 (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 25427

• Home prices YoY: 5.6%
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $1,372 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$115 /mo · $1,385/yr
• Insurance: −$94
• HOA: −$33
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-338

Break-even live

Break-even rent $1,800

Max offer price $165,314

Occupancy floor —

Sensitivity live

Price	-10% $-210	-5% $-274	+0% $-338	+5% $-402	+10% $-465
Rent	-10% $-446	-5% $-392	+0% $-338	+5% $-284	+10% $-229
Rate	-1.0pp $-225	-0.5pp $-281	base $-338	+0.5pp $-396	+1.0pp $-455

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: waterelectric

Listing history 7 events

1. 2026-06-18
   days on market $225,000 Active 8 DOM
2. 2026-06-17
   days on market $225,000 Active 7 DOM
3. 2026-06-16
   days on market $225,000 Active 6 DOM
4. 2026-06-15
   days on market $225,000 Active 5 DOM
5. 2026-06-14
   days on market $225,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $225,000 Active 2 DOM

ⓘ 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: $1,385 · $115/mo
• Projected year-2 tax: $1,919 · $160/mo
• Expected delta: +$534/yr (+$44/mo · 38.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 5 d/yr ≥99°F today · 10 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,469
• − Mortgage interest: −$12,603
• − Property taxes: −$1,385
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − HOA: −$396
• − Depreciation: −$6,545
• Taxable loss: −$8,221
• Est. tax savings @ 24.0%: +$1,973
• After-tax cash flow: $-2,081/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: Berkeley County Schools
• NCES district ID: 5400060
• Math proficiency: 21% ▼ -12.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $54,599
• Composite: 26.16/100
• National rank: #7273
• State rank: #24 of 55 in WV

Livability — Pecktonville

• Score: 63/100
• State rank: #289
• US rank: #14998

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Berkeley County
• Metro: Hagerstown-Martinsburg, MD-WV
• Population (ZIP): 16,595
• Household income: $87,184
• Rent vs Own: 11.6% rent · 88.4% own
• Severe rent burden: 120.0

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 127,359 people
• By 2030: 134,684 · +5.8%
• By 2040: 148,219 · +16.4%
• By 2050: 159,300 · +25.1%
• By 2075: 179,920 · +41.3%
• By 2100: 183,896 · +44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 3%
• Foreign-born: 1% · Canada

Political lean MEDSL · Berkeley

• 2024 margin: Solid R (+35.8) · D 31.2% · R 67.0% · Other 1.8%
• 2008→2024 swing: -22.8pp toward R · 2008: -13.0pp · 2024: -35.8pp
• All cycles: 2024: R+35.8 2020: R+31.2 2016: R+37.2 2012: R+21.3 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.42%
• Current HPI: 270.4542
• Rent YoY: —
• Metro: Hagerstown-Martinsburg, MD-WV
• 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

+11742.1% since first listed

8 events — show timeline

• 2026-06-10 Listed $225,000 BRIGHT MLS
• 2021-05-10 Sold (Public Records) $155,000 Public Records
• 2021-05-07 Sold (MLS) $155,000 BRIGHT MLS
• 2021-05-05 Pending — BRIGHT MLS
• 2021-03-26 Contingent — BRIGHT MLS
• 2021-03-21 Listed $149,900 BRIGHT MLS
• 2020-11-19 Sold (Public Records) $80,000 Public Records
• 1997-07-25 Sold (Public Records) $1,900 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,385 · -1.4% YoY. Source: county tax records.