107 Oakview Dr · Westernport, MD 21562

$23,990

3 bd · 1.0 ba · 1,464 sqft · SingleFamily public records · 41 Days on market

Built 1880 1,742 sqft lot $16/sqft · 77% below area ↓ 29% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Older home with older home charm: some lovely woodwork, extra large kitchen with a pantry large enough to be converted into either a laundry room or main level bathroom; formal dining room. .. big front porch. .. level back yard. .. vinyl siding

Key facts

• 1,742 sq ft lot
• Built 1880
• Listed 40 days

Property features AI

Finance

• Other: Ownership is fee simple
• Financial info:
• HOA & community:

Exterior

• Parking: Off-street parking
• Security:
• Utilities: Water from other source
• Home design: Detached property; Finished above-grade area recorded by assessor
• Construction: Vinyl siding; Foundation described as other; Unfinished below-grade area recorded by assessor
• Exterior features: No tidal water on the lot; Other above- and below-grade structures

Interior

• Kitchen:
• Bedrooms: Three bedrooms on the upper level (3)
• Flooring:
• Bathrooms: One full bathroom (total)
• Heating & cooling:
• Interior features: Finished living area recorded by assessor; Attic; Basement present (other type)
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $724 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Recommended offer: $23k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#188 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools D, amenities F, commute 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: 23 active listings in the ZIP; 24 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $474 of equity ($166 loan paydown + $308 appreciation (1.3% local appreciation)).
• Allegany County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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: flood insurance adds $56/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,270 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. 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: 4.87% ✓
• Cap rate: 45.29%
• Cash-on-cash: 139.26%
• DSCR: 7.20
• GRM: 1.7

CMA / ARV

• ARV (median comp): $102,478
• List price: $23,990
• Delta: -76.59%
• 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
105 Wood St	0.13mi	3/1.0	1,584 (+8%)	9mo	$18,000	$11	73
311 Johnson St	0.29mi	3/1.0	1,583 (+8%)	8mo	$9,000	$6	66
306 Philos Ave	0.20mi	3/1.0	1,612 (+10%)	13mo	$115,000	$71	63
104 Howard St	0.11mi	4/1.0 (+1)	1,548 (+6%)	21mo	$134,000	$87	63
155 Wood St	0.21mi	2/1.0 (-1)	1,362 (-7%)	18mo	$85,000	$62	59
212 Central Ave	0.31mi	3/2.0	1,372 (-6%)	18mo	$120,000	$87	56
207 Central Ave	0.29mi	3/2.5	1,654 (+13%)	8mo	$189,000	$114	52
219 Spruce St	0.38mi	3/1.0	1,344 (-8%)	23mo	$103,000	$77	50
153 Wood St	0.20mi	3/2.0	1,656 (+13%)	20mo	$44,000	$27	48
202 Riordon Rd	0.38mi	4/1.0 (+1)	1,344 (-8%)	19mo	$60,000	$45	48
300 Baughman St	0.48mi	2/1.5 (-1)	1,272 (-13%)	10mo	$131,000	$103	40
22402 Cosgroves Ln SW	0.53mi	2/1.0 (-1)	1,316 (-10%)	19mo	$81,200	$62	37

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

Projected returns pro-forma

1.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.99×
• Total profit: $46,934
• Equity at exit: $8,547

10-year hold

• IRR: —
• Equity multiple: 16.68×
• Total profit: $105,323
• Equity at exit: $11,641

Cash invested: $6,717 (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 21562

• Home prices YoY: 0.6%
• Active inventory: 23
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$126
• Tax from tax record: −$7 /mo · $89/yr
• Insurance: −$10
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $724

Break-even live

Break-even rent $252

Max offer price $23,990

Occupancy floor 33%

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: $5,998
• Closing costs: $720
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $23,990 Active 41 DOM
2. 2026-06-18
   days on market $23,990 Active 40 DOM
3. 2026-06-17
   days on market $23,990 Active 39 DOM
4. 2026-06-16
   days on market $23,990 Active 38 DOM
5. 2026-06-15
   days on market $23,990 Active 37 DOM
6. 2026-06-14
   days on market $23,990 Active 35 DOM
7. 2026-06-12
   days on market $23,990 Active 34 DOM
8. 2026-06-09
   days on market $23,990 Active 31 DOM
9. 2026-06-08
   days on market $23,990 Active 30 DOM
10. 2026-06-07
    pricedays on market $23,990 Active 29 DOM
11. 2026-06-02
    days on market $24,990 Active 24 DOM
12. 2026-06-01
    days on market $24,990 Active 23 DOM
13. 2026-05-31
    days on market $24,990 Active 22 DOM
14. 2026-05-30
    days on market $24,990 Active 21 DOM
15. 2026-05-10
    listed $24,990 Active 83-char remark
16. 2026-05-09
    historical $24,990 83-char remark
17. 2005-04-25
    soldstatus $31,000
18. 2005-04-01
    soldstatus $31,000 246-char remark

    Show marketing remark (246 chars)

    Older home with older home charm: some lovely woodwork, extra large kitchen with a pantry large enough to be converted into either a laundry room or main level bathroom; formal dining room. .. big front porch. .. level back yard. .. vinyl siding

19. 2005-01-03
    historical 246-char remark

    Show marketing remark (246 chars)

    Older home with older home charm: some lovely woodwork, extra large kitchen with a pantry large enough to be converted into either a laundry room or main level bathroom; formal dining room. .. big front porch. .. level back yard. .. vinyl siding

20. 2004-02-25
    listed $33,900 246-char remark

    Show marketing remark (246 chars)

    Older home with older home charm: some lovely woodwork, extra large kitchen with a pantry large enough to be converted into either a laundry room or main level bathroom; formal dining room. .. big front porch. .. level back yard. .. vinyl siding

ⓘ 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: $89 · $7/mo
• Projected year-2 tax: $175 · $15/mo
• Expected delta: +$86/yr (+$7/mo · 96.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥94°F today · 20 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: $14,017
• − Mortgage interest: −$1,344
• − Property taxes: −$89
• − Insurance: −$786
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$698
• Taxable income: $8,857
• Est. tax owed @ 24.0%: −$2,126
• After-tax cash flow: $6,562/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 — Westernport

• Score: 69/100
• State rank: #188
• US rank: #8479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westernport, MD
• Population (ZIP): 3,192

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 (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Iranian 2% Italian 1%
• Foreign-born: 0%

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: ▲ 1.28%
• Current HPI: 216.4044
• 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

-29.2% since first listed

7 events — show timeline

• 2026-06-05 Price Changed $23,990 BRIGHT MLS
• 2026-05-10 Listed $24,990 BRIGHT MLS
• 2026-05-09 Coming Soon $24,990 BRIGHT MLS
• 2005-04-25 Sold (Public Records) $31,000 Public Records
• 2005-04-01 Sold (MLS) $31,000 MRIS
• 2005-01-03 Delisted — MRIS
• 2004-02-25 Listed $33,900 MRIS

Property tax history

-9.9%/yr

Latest (2025): $89 · -0.2% YoY. Source: county tax records.