24876 Meeting House Rd · West Denton, MD 21629

$189,000

3 bd · 1.0 ba · 1,406 sqft · SingleFamily public records · 61 Days on market

Built 1885 9,855 sqft lot $134/sqft · 24% below area Est $249k · 24% 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 +24.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.0/10.0
• 1% rule +5.5/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Traditional country style home sits right out side town limits. Close to town and Denton amenities, make this an excellent location for convenience. Nice size yard for a garden, pets, or children. This has been a rental for many years and has always been cared for. Continue this as a rental or make this your home. With a bit of love this could be a great starter home. Property being sold as -is, seller will not do repairs. Stove and refrigerator are included, no washer or dryer. Conventional, cash, or FHA 203.

Key facts

• 9,855 sq ft lot
• Built 1885
• Listed 60 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#433 in MD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools F, amenities F, commute F.
• Caroline County Public Schools (rural): math 13% / reading 29% proficiency, ranked #17 of 24 in MD (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 56 active listings in the ZIP; 59 units permitted in Caroline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Caroline County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $189k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 44% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1885 — 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 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?
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: 1.05% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.01%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

• ARV (median comp): $248,774
• List price: $189,000
• Delta: -24.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Lincoln St	0.74mi	3/2.0	1,420 (+1%)	8mo	$294,000	$207	53
205 S 2nd St	0.60mi	3/2.5	1,456 (+4%)	18mo	$325,000	$223	45
300 S 1st St	0.56mi	3/2.0	1,616 (+15%)	1mo	$500,000	$309	44
107 Ellerslie Ct	0.62mi	3/2.0	1,490 (+6%)	18mo	$399,000	$268	42
114 S 3rd St	0.61mi	2/1.5 (-1)	1,524 (+8%)	16mo	$219,000	$144	37
201 S 2nd St	0.59mi	4/2.0 (+1)	1,536 (+9%)	16mo	$250,000	$163	35
125 S 4th St	0.73mi	3/2.0	1,232 (-12%)	23mo	$299,000	$243	22

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

Projected returns pro-forma

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

5-year hold

• IRR: 30.8%
• Equity multiple: 3.42×
• Total profit: $128,189
• Equity at exit: $170,266

10-year hold

• IRR: 26.7%
• Equity multiple: 7.76×
• Total profit: $357,495
• Equity at exit: $367,185

Cash invested: $52,920 (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 21629

• Home prices YoY: 8.5%
• Active inventory: 56
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,990 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $397

Break-even live

Break-even rent $1,487

Max offer price $189,000

Occupancy floor 75%

Sensitivity live

Price	-10% $504	-5% $451	+0% $397	+5% $344	+10% $290
Rent	-10% $240	-5% $319	+0% $397	+5% $476	+10% $555
Rate	-1.0pp $492	-0.5pp $445	base $397	+0.5pp $348	+1.0pp $299

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-12
   days on market $189,000 Active 61 DOM
2. 2026-06-09
   days on market $189,000 Active 58 DOM
3. 2026-06-08
   days on market $189,000 Active 57 DOM
4. 2026-06-07
   days on market $189,000 Active 56 DOM
5. 2026-06-07
   days on market $189,000 Active 55 DOM
6. 2026-06-04
   days on market $189,000 Active 52 DOM
7. 2026-06-02
   days on market $189,000 Active 51 DOM
8. 2026-06-01
   days on market $189,000 Active 50 DOM
9. 2026-05-31
   days on market $189,000 Active 49 DOM
10. 2026-05-31
    days on market $189,000 Active 48 DOM
11. 2026-04-30
    price $189,000 515-char remark

    Show marketing remark (515 chars)

    Traditional country style home sits right out side town limits. Close to town and Denton amenities, make this an excellent location for convenience. Nice size yard for a garden, pets, or children. This has been a rental for many years and has always been cared for. Continue this as a rental or make this your home. With a bit of love this could be a great starter home. Property being sold as -is, seller will not do repairs. Stove and refrigerator are included, no washer or dryer. Conventional, cash, or FHA 203.

12. 2026-04-13
    listed $215,000 Active 515-char remark

    Show marketing remark (515 chars)

    Traditional country style home sits right out side town limits. Close to town and Denton amenities, make this an excellent location for convenience. Nice size yard for a garden, pets, or children. This has been a rental for many years and has always been cared for. Continue this as a rental or make this your home. With a bit of love this could be a great starter home. Property being sold as -is, seller will not do repairs. Stove and refrigerator are included, no washer or dryer. Conventional, cash, or FHA 203.

13. 2026-03-30
    historical $215,000 515-char remark

    Show marketing remark (515 chars)

    Traditional country style home sits right out side town limits. Close to town and Denton amenities, make this an excellent location for convenience. Nice size yard for a garden, pets, or children. This has been a rental for many years and has always been cared for. Continue this as a rental or make this your home. With a bit of love this could be a great starter home. Property being sold as -is, seller will not do repairs. Stove and refrigerator are included, no washer or dryer. Conventional, cash, or FHA 203.

14. 2004-01-14
    soldstatus $71,500
15. 2004-01-06
    soldstatus $71,500
16. 2003-12-08
    historical
17. 2003-10-25
    listed $77,500
18. 2002-07-05
    soldstatus $39,000
19. 2002-06-06
    historical
20. 2002-04-30
    listed $45,000

ⓘ 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: $1,262 · $105/mo
• Projected year-2 tax: $1,661 · $138/mo
• Expected delta: +$399/yr (+$33/mo · 31.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 44% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,884
• − Mortgage interest: −$10,587
• − Property taxes: −$1,262
• − Insurance: −$945
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − Depreciation: −$5,498
• Taxable income: $1,771
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $4,343/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: Caroline County Public Schools
• NCES district ID: 2400180
• Math proficiency: 13% ▼ -22.00%
• Reading proficiency: 29% ▼ -14.00%
• Median HH income: $55,076
• Composite: 19.16/100
• National rank: #8823
• State rank: #17 of 24 in MD

Livability — West Denton

• Score: 52/100
• State rank: #433
• US rank: #24737

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Denton, MD
• Population (ZIP): 10,285

Population outlook (Caroline County) Hauer SSP2

• Today (2025): 31,205 people
• By 2030: 30,204 · -3.2%
• By 2040: 27,866 · -10.7%
• By 2050: 25,342 · -18.8%
• By 2075: 20,554 · -34.1%
• By 2100: 17,415 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 14% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Caroline

• 2024 margin: Solid R (+38.0) · D 29.9% · R 67.9% · Other 2.2%
• 2008→2024 swing: -15.0pp toward R · 2008: -23.0pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+32.9 2016: R+39.5 2012: R+24.4 2008: R+23.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.95%
• Current HPI: 356.683
• 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

+320.0% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $189,000 BRIGHT MLS
• 2026-04-13 Listed $215,000 BRIGHT MLS
• 2026-03-30 Coming Soon $215,000 BRIGHT MLS
• 2004-01-14 Sold (Public Records) $71,500 Public Records
• 2004-01-06 Sold (MLS) $71,500 MRIS
• 2003-12-08 Delisted — MRIS
• 2003-10-25 Listed $77,500 MRIS
• 2002-07-05 Sold (MLS) $39,000 MRIS
• 2002-06-06 Delisted — MRIS
• 2002-04-30 Listed $45,000 MRIS

Property tax history

+2.9%/yr

Latest (2025): $1,262 · +5.1% YoY. Source: county tax records.