414 Park St · Frostburg, MD 21532

$106,850

3 bd · 1.0 ba · 800 sqft · SingleFamily public records · 48 Days on market

Built 1935 5,650 sqft lot $134/sqft · 11% below area Est $121k · 11% under

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Why this score? — see what drove the C 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 +21.1/30.0
• ARV discount +12.7/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this delightful 3-bedroom Cape Cod just steps from the heart of downtown Frostburg! Enjoy the convenience of walking to local shops, dining, and campus while coming home to a cozy, character-filled space. With a comfortable layout and inviting atmosphere, this home is perfect for relaxing, entertaining, or investing in a vibrant community. Small-town charm meets everyday convenience!

Key facts

• 5,650 sq ft lot
• Parking
• Built 1935

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (3.0% below list).
• Recommended offer: $104k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.2% in Frostburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 87/100 on livability (#7 in MD, #287 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: employment 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: 102 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 24 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $738 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Allegany County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $107k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,644 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1935 — 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. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (median comp): $120,723
• List price: $106,850
• Delta: -11.49%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Howard St	0.13mi	3/1.0	711 (-11%)	10mo	$43,000	$60	67
15 Park Ave	0.58mi	2/1.0 (-1)	832 (+4%)	7mo	$120,000	$144	55
28 College Ave	0.59mi	3/1.0	754 (-6%)	14mo	$110,000	$146	52
193 Main St	0.23mi	2/1.5 (-1)	870 (+9%)	20mo	$134,999	$155	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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-7,590
• Equity at exit: $15,932

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $5,831
• Equity at exit: $9,238

Cash invested: $29,918 (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 21532

• Home prices YoY: -24.2%
• Active inventory: 102
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,037 high
• Mortgage (P&I): −$560
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $153

Break-even live

Break-even rent $843

Max offer price $106,850

Occupancy floor 80%

Sensitivity live

Price	-10% $214	-5% $183	+0% $153	+5% $123	+10% $93
Rent	-10% $71	-5% $112	+0% $153	+5% $194	+10% $235
Rate	-1.0pp $207	-0.5pp $180	base $153	+0.5pp $125	+1.0pp $97

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: $26,712
• Closing costs: $3,206
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 S Broadway Frostburg, MD	3.0	1.0	1020	$1,100	$1.08	44d	1	0.48mi
208 Lower Consol Rd NW Apt D Frostburg, MD	3.0	1.0	730	$1,052	$1.44	44d	1	0.55mi
208 Lower Consol Rd NW Unit c Frostburg, MD	3.0	1.0	730	$1,027	$1.41	44d	1	0.55mi
212 Lower Consol Rd NW Apt 3 Frostburg, MD	3.0	1.0	725	$1,102	$1.52	44d	1	0.56mi
212 Lower Consol Rd NW Apt 6 Frostburg, MD	3.0	1.0	725	$1,052	$1.45	44d	1	0.56mi
2 Bob Cat Ct Frostburg, MD	2.0–4.0	1.0–2.0	965	$1,000	$1.04	44d	6	0.58mi
6 Bob Cat Ct Frostburg, MD	2.0–3.0	1.0	707	$950	$1.34	44d	5	0.60mi
Main St Frostburg, MD	2.0	1.5	1100	$1,100	$1.00	44d	1	0.63mi
84 Bowery St Unit 1 Frostburg, MD	3.0	1.0	800	$1,090	$1.36	44d	1	0.83mi
191 Park Ave Frostburg, MD	1.0–2.0	1.0	650	$899	$1.38	44d	1	1.03mi
193 Glenn St Unit h Frostburg, MD	2.0	1.5	860	$957	$1.11	44d	1	1.16mi
187 Glenn St Frostburg, MD	2.0	1.5	860	$1,000	$1.16	44d	1	1.16mi

Listing history 14 events

1. 2026-06-02
   days on market $106,850 Active 48 DOM
2. 2026-06-01
   days on market $106,850 Active 47 DOM
3. 2026-05-31
   days on market $106,850 Active 46 DOM
4. 2026-05-30
   days on market $106,850 Active 45 DOM
5. 2026-05-15
   price $106,850 402-char remark

   Show marketing remark (402 chars)

   Welcome home to this delightful 3-bedroom Cape Cod just steps from the heart of downtown Frostburg! Enjoy the convenience of walking to local shops, dining, and campus while coming home to a cozy, character-filled space. With a comfortable layout and inviting atmosphere, this home is perfect for relaxing, entertaining, or investing in a vibrant community. Small-town charm meets everyday convenience!

6. 2026-04-28
   price $112,850 402-char remark

   Show marketing remark (402 chars)

   Welcome home to this delightful 3-bedroom Cape Cod just steps from the heart of downtown Frostburg! Enjoy the convenience of walking to local shops, dining, and campus while coming home to a cozy, character-filled space. With a comfortable layout and inviting atmosphere, this home is perfect for relaxing, entertaining, or investing in a vibrant community. Small-town charm meets everyday convenience!

7. 2026-04-20
   status Active 402-char remark

   Show marketing remark (402 chars)

   Welcome home to this delightful 3-bedroom Cape Cod just steps from the heart of downtown Frostburg! Enjoy the convenience of walking to local shops, dining, and campus while coming home to a cozy, character-filled space. With a comfortable layout and inviting atmosphere, this home is perfect for relaxing, entertaining, or investing in a vibrant community. Small-town charm meets everyday convenience!

8. 2026-04-08
   status Pending 402-char remark

   Show marketing remark (402 chars)

   Welcome home to this delightful 3-bedroom Cape Cod just steps from the heart of downtown Frostburg! Enjoy the convenience of walking to local shops, dining, and campus while coming home to a cozy, character-filled space. With a comfortable layout and inviting atmosphere, this home is perfect for relaxing, entertaining, or investing in a vibrant community. Small-town charm meets everyday convenience!

9. 2026-04-02
   listed $118,850 Active 402-char remark

   Show marketing remark (402 chars)

   Welcome home to this delightful 3-bedroom Cape Cod just steps from the heart of downtown Frostburg! Enjoy the convenience of walking to local shops, dining, and campus while coming home to a cozy, character-filled space. With a comfortable layout and inviting atmosphere, this home is perfect for relaxing, entertaining, or investing in a vibrant community. Small-town charm meets everyday convenience!

10. 2026-03-27
    historical $118,850 402-char remark

    Show marketing remark (402 chars)

    Welcome home to this delightful 3-bedroom Cape Cod just steps from the heart of downtown Frostburg! Enjoy the convenience of walking to local shops, dining, and campus while coming home to a cozy, character-filled space. With a comfortable layout and inviting atmosphere, this home is perfect for relaxing, entertaining, or investing in a vibrant community. Small-town charm meets everyday convenience!

11. 2003-05-20
    soldstatus $54,900
12. 2003-05-09
    soldstatus $54,900 311-char remark

    Show marketing remark (311 chars)

    Very charming and clean retirement or starter home. Main level bedroom, bath & laundry. Quiet street with nice level back yard. Second story has two large rooms, both of which could be used as bedrooms, but advertised as only 1 updatirs bedroom/study. Shows very well. House is furnished, however, vacant.

13. 2003-03-17
    historical 311-char remark

    Show marketing remark (311 chars)

    Very charming and clean retirement or starter home. Main level bedroom, bath & laundry. Quiet street with nice level back yard. Second story has two large rooms, both of which could be used as bedrooms, but advertised as only 1 updatirs bedroom/study. Shows very well. House is furnished, however, vacant.

14. 2003-02-14
    listed $54,900 311-char remark

    Show marketing remark (311 chars)

    Very charming and clean retirement or starter home. Main level bedroom, bath & laundry. Quiet street with nice level back yard. Second story has two large rooms, both of which could be used as bedrooms, but advertised as only 1 updatirs bedroom/study. Shows very well. House is furnished, however, vacant.

ⓘ 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: $731 · $61/mo
• Projected year-2 tax: $948 · $79/mo
• Expected delta: +$217/yr (+$18/mo · 29.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 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: $12,438
• − Mortgage interest: −$5,985
• − Property taxes: −$731
• − Insurance: −$534
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$3,108
• Taxable income: $90
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $1,816/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 — Frostburg

• Score: 87/100
• State rank: #7
• US rank: #287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frostburg, MD
• Population (ZIP): 13,123

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 (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 2% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 5% Romanian 2% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

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: ▼ -78.31%
• Current HPI: 244.5937
• 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

+94.6% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $106,850 BRIGHT MLS
• 2026-04-28 Price Changed $112,850 BRIGHT MLS
• 2026-04-20 Relisted — BRIGHT MLS
• 2026-04-08 Pending — BRIGHT MLS
• 2026-04-02 Listed $118,850 BRIGHT MLS
• 2026-03-27 Coming Soon $118,850 BRIGHT MLS
• 2003-05-20 Sold (Public Records) $54,900 Public Records
• 2003-05-09 Sold (MLS) $54,900 MRIS
• 2003-03-17 Delisted — MRIS
• 2003-02-14 Listed $54,900 MRIS

Property tax history

+2.5%/yr

Latest (2025): $731 · +2.7% YoY. Source: county tax records.