221 Dewdrop Ln · Pecktonville, MD 25427

$269,000

3 bd · 1.0 ba · 1,112 sqft · Other public records · 51 Days on market

Built 1972 1.54 ac lot $22/mo HOA · 1% 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
• Cash flow +9.9/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Cozy cottage in the eastern panhandle of WV is located in a the established Sleepy Hollow Subdivision. Great location! Close proximity to Sleepy Creek Wildlife Management area and close to the beautiful Potomac River. The Sleepy Hollow community also has a 7 acre lake with a sandy beach and swimming pier and picnic area with tables. The underside of home has been enclosed with and insulated for additional storage area. All windows have been replaced with Pella energy efficient dual pane windows. This completely remodeled 2 bedroom, loft and one bath home has new Arcadia white kitchen cabinets with granite counters and stainless steel appliances, new bamboo wood flooring, new entrance deck and stairs and new lighting. Bathroom has been updated with luxury vinyl tile flooring, new vanity and ceramic tiled walls around the porcelain tub and rough in plumbing for the washer/dryer. Open floor plan with vaulted ceilings in the great room/dining, kitchen and loft. French doors in great room that lead to the new open deck, great outdoor entertaining space! Come see this adorable home soon!

Key facts

• Large deck
• Spacious yard
• Flexible space

Tags

• WRAPAROUND DECK
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• FLEXIBLE SPACE
• LARGE DECK
• SPACIOUS YARD

Property features AI

Finance

• Other: Property assessed values reported (assessor sources)
• Financial info: Fee simple ownership; Reported total actual rent of $24,000
• HOA & community: HOA fee of $22 per month

Exterior

• Parking: Driveway parking
• Utilities: Public water; On-site septic
• Home design: Detached property; Wood siding (T-1-11)
• Construction: T-1-11 exterior siding; Permanent foundation; Above-grade and below-grade structures noted
• Exterior features: Detached structure; No tidal water on the lot; Directions available to property

Interior

• Bedrooms: Two bedrooms on the main level; One bedroom on the upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Two fireplaces; Partially finished basement; Vacation rental permitted

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $269k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (26.0% below list).
• Recommended offer: $199k (26.0% 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 $29k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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 $152k; list at $269k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $199,035 (26.0% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.64%
• DSCR: 0.88
• GRM: 11.3

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: 22.4%
• Equity multiple: 2.80×
• Total profit: $135,923
• Equity at exit: $242,337

10-year hold

• IRR: 20.1%
• Equity multiple: 6.42×
• Total profit: $408,469
• Equity at exit: $522,608

Cash invested: $75,320 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,990 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$193 /mo · $2,317/yr
• Insurance: −$112
• HOA: −$22
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-165

Break-even live

Break-even rent $2,200

Max offer price $239,774

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-89	+0% $-165	+5% $-242	+10% $-318
Rent	-10% $-323	-5% $-244	+0% $-165	+5% $-87	+10% $-8
Rate	-1.0pp $-30	-0.5pp $-97	base $-165	+0.5pp $-235	+1.0pp $-306

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 31 events

1. 2026-06-22
   days on market $269,000 Active 51 DOM
2. 2026-06-18
   days on market $269,000 Active 48 DOM
3. 2026-06-17
   days on market $269,000 Active 47 DOM
4. 2026-06-16
   days on market $269,000 Active 46 DOM
5. 2026-06-15
   days on market $269,000 Active 45 DOM
6. 2026-06-14
   days on market $269,000 Active 43 DOM
7. 2026-06-13
   days on market $269,000 Active 42 DOM
8. 2026-06-10
   days on market $269,000 Active 40 DOM
9. 2026-06-09
   days on market $269,000 Active 39 DOM
10. 2026-06-08
    days on market $269,000 Active 38 DOM
11. 2026-06-07
    days on market $269,000 Active 37 DOM
12. 2026-06-02
    days on market $269,000 Active 32 DOM
13. 2026-06-01
    days on market $269,000 Active 31 DOM
14. 2026-05-31
    days on market $269,000 Active 30 DOM
15. 2026-05-30
    days on market $269,000 Active 29 DOM
16. 2026-05-21
    price $269,000
17. 2026-05-01
    listed $279,000 Active
18. 2025-09-16
    historical
19. 2025-07-29
    price $269,000
20. 2025-05-28
    listed $279,000 Active
21. 2021-01-21
    soldstatus $152,500 Closed 1101-char remark

    Show marketing remark (1101 chars)

    Cozy cottage in the eastern panhandle of WV is located in a the established Sleepy Hollow Subdivision. Great location! Close proximity to Sleepy Creek Wildlife Management area and close to the beautiful Potomac River. The Sleepy Hollow community also has a 7 acre lake with a sandy beach and swimming pier and picnic area with tables. The underside of home has been enclosed with and insulated for additional storage area. All windows have been replaced with Pella energy efficient dual pane windows. This completely remodeled 2 bedroom, loft and one bath home has new Arcadia white kitchen cabinets with granite counters and stainless steel appliances, new bamboo wood flooring, new entrance deck and stairs and new lighting. Bathroom has been updated with luxury vinyl tile flooring, new vanity and ceramic tiled walls around the porcelain tub and rough in plumbing for the washer/dryer. Open floor plan with vaulted ceilings in the great room/dining, kitchen and loft. French doors in great room that lead to the new open deck, great outdoor entertaining space! Come see this adorable home soon!

22. 2021-01-15
    status Pending 1101-char remark

    Show marketing remark (1101 chars)

    Cozy cottage in the eastern panhandle of WV is located in a the established Sleepy Hollow Subdivision. Great location! Close proximity to Sleepy Creek Wildlife Management area and close to the beautiful Potomac River. The Sleepy Hollow community also has a 7 acre lake with a sandy beach and swimming pier and picnic area with tables. The underside of home has been enclosed with and insulated for additional storage area. All windows have been replaced with Pella energy efficient dual pane windows. This completely remodeled 2 bedroom, loft and one bath home has new Arcadia white kitchen cabinets with granite counters and stainless steel appliances, new bamboo wood flooring, new entrance deck and stairs and new lighting. Bathroom has been updated with luxury vinyl tile flooring, new vanity and ceramic tiled walls around the porcelain tub and rough in plumbing for the washer/dryer. Open floor plan with vaulted ceilings in the great room/dining, kitchen and loft. French doors in great room that lead to the new open deck, great outdoor entertaining space! Come see this adorable home soon!

23. 2020-12-31
    historical Active Under Contract 1101-char remark

    Show marketing remark (1101 chars)

    Cozy cottage in the eastern panhandle of WV is located in a the established Sleepy Hollow Subdivision. Great location! Close proximity to Sleepy Creek Wildlife Management area and close to the beautiful Potomac River. The Sleepy Hollow community also has a 7 acre lake with a sandy beach and swimming pier and picnic area with tables. The underside of home has been enclosed with and insulated for additional storage area. All windows have been replaced with Pella energy efficient dual pane windows. This completely remodeled 2 bedroom, loft and one bath home has new Arcadia white kitchen cabinets with granite counters and stainless steel appliances, new bamboo wood flooring, new entrance deck and stairs and new lighting. Bathroom has been updated with luxury vinyl tile flooring, new vanity and ceramic tiled walls around the porcelain tub and rough in plumbing for the washer/dryer. Open floor plan with vaulted ceilings in the great room/dining, kitchen and loft. French doors in great room that lead to the new open deck, great outdoor entertaining space! Come see this adorable home soon!

24. 2020-12-29
    listed $155,000 Active 1101-char remark

    Show marketing remark (1101 chars)

    Cozy cottage in the eastern panhandle of WV is located in a the established Sleepy Hollow Subdivision. Great location! Close proximity to Sleepy Creek Wildlife Management area and close to the beautiful Potomac River. The Sleepy Hollow community also has a 7 acre lake with a sandy beach and swimming pier and picnic area with tables. The underside of home has been enclosed with and insulated for additional storage area. All windows have been replaced with Pella energy efficient dual pane windows. This completely remodeled 2 bedroom, loft and one bath home has new Arcadia white kitchen cabinets with granite counters and stainless steel appliances, new bamboo wood flooring, new entrance deck and stairs and new lighting. Bathroom has been updated with luxury vinyl tile flooring, new vanity and ceramic tiled walls around the porcelain tub and rough in plumbing for the washer/dryer. Open floor plan with vaulted ceilings in the great room/dining, kitchen and loft. French doors in great room that lead to the new open deck, great outdoor entertaining space! Come see this adorable home soon!

25. 2003-02-05
    soldstatus $55,000
26. 2003-02-03
    soldstatus $55,000
27. 2002-11-23
    historical
28. 2002-08-29
    listed $59,942
29. 2001-02-07
    soldstatus $28,000
30. 2001-01-03
    historical
31. 2000-11-13
    listed $28,942

ⓘ 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: $2,317 · $193/mo
• Projected year-2 tax: $2,624 · $219/mo
• Expected delta: +$308/yr (+$26/mo · 13.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 5 d/yr ≥99°F today · 12 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: $23,884
• − Mortgage interest: −$15,068
• − Property taxes: −$2,317
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − HOA: −$264
• − Depreciation: −$7,825
• Taxable loss: −$6,757
• Est. tax savings @ 24.0%: +$1,622
• After-tax cash flow: $-364/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

+829.4% since first listed

16 events — show timeline

• 2026-05-21 Price Changed $269,000 BRIGHT MLS
• 2026-05-01 Listed $279,000 BRIGHT MLS
• 2025-09-16 Listing Removed — BRIGHT MLS
• 2025-07-29 Price Changed $269,000 BRIGHT MLS
• 2025-05-28 Listed $279,000 BRIGHT MLS
• 2021-01-21 Sold (MLS) $152,500 BRIGHT MLS
• 2021-01-15 Pending — BRIGHT MLS
• 2020-12-31 Contingent — BRIGHT MLS
• 2020-12-29 Listed $155,000 BRIGHT MLS
• 2003-02-05 Sold (Public Records) $55,000 Public Records
• 2003-02-03 Sold (MLS) $55,000 MRIS
• 2002-11-23 Delisted — MRIS
• 2002-08-29 Listed $59,942 MRIS
• 2001-02-07 Sold (MLS) $28,000 MRIS
• 2001-01-03 Delisted — MRIS
• 2000-11-13 Listed $28,942 MRIS

Property tax history

+9.3%/yr

Latest (2025): $2,317 · +5.3% YoY. Source: county tax records.