9060 Downsville Pike · Downsville, MD 21795

$215,000

3 bd · 1.0 ba · 966 sqft · SingleFamily public records · 21 Days on market

Built 1954 0.31 ac lot $223/sqft · 15% below area Est $252k · 15% under ↓ 10% 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).

• ARV discount +14.1/15.0
• Cash flow +11.5/30.0
• DSCR +3.4/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this cozy rancher now available in Williamsport! The property welcomes you with a large open concept main living area, complete with living room, dining room and kitchen. From there you'll find 3 large bedrooms and a full bathroom. The unfinished basement offers abundant opportunity to be finished, ample storage space plus a laundry area. Enjoy fresh air out back on large rear yard overlooking farmland! Back on the market due to no fault of the seller!

Key facts

• Overlooking farmland
• Unfinished basement
• Large rear yard

Tags

• OPEN CONCEPT MAIN LIVING AREA
• UNFINISHED BASEMENT
• LARGE REAR YARD
• OVERLOOKING FARMLAND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-69 ($-828/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (21.9% below list).
• Recommended offer: $168k (21.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 47/100 on livability (#468 in MD) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: schools F, amenities F, commute 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; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $168,020 (21.9% 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.78% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 10.7

CMA / ARV

• ARV (median comp): $251,715
• List price: $215,000
• Delta: -14.59%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9060 Downsville Pike	0.00mi	3/1.0	966 (0%)	1mo	$215,000	$223	99

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-39,263
• Equity at exit: $32,057

10-year hold

• IRR: -11.0%
• Equity multiple: 0.34×
• Total profit: $-39,968
• Equity at exit: $18,589

Cash invested: $60,200 (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 21795

• Home prices YoY: -8.6%
• Active inventory: 37
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,680 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$179 /mo · $2,151/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-69

Break-even live

Break-even rent $1,768

Max offer price $202,812

Occupancy floor 99%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-15
   status Pending 473-char remark

   Show marketing remark (473 chars)

   Welcome home to this cozy rancher now available in Williamsport! The property welcomes you with a large open concept main living area, complete with living room, dining room and kitchen. From there you'll find 3 large bedrooms and a full bathroom. The unfinished basement offers abundant opportunity to be finished, ample storage space plus a laundry area. Enjoy fresh air out back on large rear yard overlooking farmland! Back on the market due to no fault of the seller!

2. 2026-05-12
   price $215,000 473-char remark

   Show marketing remark (473 chars)

   Welcome home to this cozy rancher now available in Williamsport! The property welcomes you with a large open concept main living area, complete with living room, dining room and kitchen. From there you'll find 3 large bedrooms and a full bathroom. The unfinished basement offers abundant opportunity to be finished, ample storage space plus a laundry area. Enjoy fresh air out back on large rear yard overlooking farmland! Back on the market due to no fault of the seller!

3. 2026-04-29
   status Active 473-char remark

   Show marketing remark (473 chars)

   Welcome home to this cozy rancher now available in Williamsport! The property welcomes you with a large open concept main living area, complete with living room, dining room and kitchen. From there you'll find 3 large bedrooms and a full bathroom. The unfinished basement offers abundant opportunity to be finished, ample storage space plus a laundry area. Enjoy fresh air out back on large rear yard overlooking farmland! Back on the market due to no fault of the seller!

4. 2026-03-31
   status Pending 473-char remark

   Show marketing remark (473 chars)

   Welcome home to this cozy rancher now available in Williamsport! The property welcomes you with a large open concept main living area, complete with living room, dining room and kitchen. From there you'll find 3 large bedrooms and a full bathroom. The unfinished basement offers abundant opportunity to be finished, ample storage space plus a laundry area. Enjoy fresh air out back on large rear yard overlooking farmland! Back on the market due to no fault of the seller!

5. 2026-03-26
   listed $239,900 Active 473-char remark

   Show marketing remark (473 chars)

   Welcome home to this cozy rancher now available in Williamsport! The property welcomes you with a large open concept main living area, complete with living room, dining room and kitchen. From there you'll find 3 large bedrooms and a full bathroom. The unfinished basement offers abundant opportunity to be finished, ample storage space plus a laundry area. Enjoy fresh air out back on large rear yard overlooking farmland! Back on the market due to no fault of the seller!

ⓘ 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: $2,151 · $179/mo
• Projected year-2 tax: $2,247 · $187/mo
• Expected delta: +$96/yr (+$8/mo · 4.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $20,162
• − Mortgage interest: −$12,043
• − Property taxes: −$2,151
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$6,255
• Taxable loss: −$4,588
• Est. tax savings @ 24.0%: +$1,101
• After-tax cash flow: $273/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 — Downsville

• Score: 47/100
• State rank: #468
• US rank: #26361

Category grades

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

-10.4% since first listed

5 events — show timeline

• 2026-05-15 Pending — BRIGHT MLS
• 2026-05-12 Price Changed $215,000 BRIGHT MLS
• 2026-04-29 Relisted — BRIGHT MLS
• 2026-03-31 Pending — BRIGHT MLS
• 2026-03-26 Listed $239,900 BRIGHT MLS

Property tax history

+0.6%/yr

Latest (2025): $2,151 · +10.9% YoY. Source: county tax records.