860 Pine St · Hagerstown, MD 21740

$215,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 4 Days on market

Built 1984 4,260 sqft lot $213/sqft · 8% below area Est $235k · 8% under

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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 +12.5/30.0
• ARV discount +11.3/15.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +3.5/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Cute one story home on quiet street in Southend and close to CIty Park. New roof on house and shed in rear; new flooring through out; freshly painted interior. Three bedrooms, 1 bath; washer and dryer, central air.

Key facts

• Quiet street
• Close to city park
• One story home

Tags

• ONE STORY HOME
• QUIET STREET
• NEW ROOF
• NEW FLOORING
• FRESHLY PAINTED INTERIOR
• CLOSE TO CITY PARK

Property features AI

Exterior

• Parking: Two driveway parking spaces; Two total garage and parking spaces; On-street parking available
• Utilities: Public water; Public sewer; Electric hot water; Electric heating fuel; Electric cooling fuel
• Home design: Detached property; Very good condition; Year built per assessor
• Construction: Aluminum siding; Shingle roof; Crawl space foundation; Double-pane windows with screens and storm windows; Building not winterized
• Exterior features: Not in a federal flood zone; Municipal trash service; Above-grade and below-grade structures; Shed on the property; Annual ground rent payment

Interior

• Kitchen: Electric oven/range; Exhaust fan
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric baseboard heating; Central air conditioning; Ceiling fans; Electric heating and cooling systems
• Interior features: Traditional floor plan; Dining area; Ceiling fan(s); Entry-level bedroom; Kitchenette; Drywall and paneled walls; Storm door
• Laundry & utility: Washer and dryer in unit; Main-floor laundry hookups; Electric water heater

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 $-31 ($-372/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (24.3% below list).
• Recommended offer: $163k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.4% in Hagerstown — 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 77/100 on livability (#83 in MD, #3,170 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: crime F, employment 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.
• Zoned schools: Bester Elementary (math 5% / reading 11%, grade F, #674 of 860 statewide, top 79%, 494 students, 88% FRL); E. Russell Hicks Middle (math 8% / reading 31%, grade F, #154 of 225 statewide, top 68%, 824 students, 74% FRL); South Hagerstown High (math 30% / reading 63%, grade D-, #118 of 222 statewide, top 54%, 1,487 students, 78% FRL) — zoned schools average 80% FRL vs 39% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 383 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 232 units permitted in Washington County in 2024 (12 in 5+ unit buildings).
• This rent runs 31% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,677 (24.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 11.0

CMA / ARV

• ARV (median comp): $234,677
• List price: $215,000
• Delta: -8.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
847 Pine St	0.03mi	3/1.0	1,000 (-1%)	5mo	$225,000	$225	93
719 Virginia Ave	0.23mi	3/2.0	1,008 (0%)	3mo	$269,000	$267	83
842 Guilford Ave	0.14mi	3/3.0	1,108 (+10%)	1mo	$305,000	$275	68
1123 Moller Ave	0.50mi	2/1.0 (-1)	1,023 (+2%)	6mo	$250,000	$244	64
731 Maryland Ave	0.31mi	2/1.0 (-1)	935 (-7%)	13mo	$229,900	$246	58
111 W Wilson Blvd	0.33mi	2/1.0 (-1)	972 (-4%)	22mo	$185,000	$190	55
832 S Potomac St	0.42mi	2/1.5 (-1)	1,136 (+13%)	11mo	$194,000	$171	43
23 W Wilson Blvd	0.41mi	2/1.0 (-1)	1,125 (+12%)	20mo	$225,000	$200	39
411 Reynolds Ave	0.47mi	3/1.0	1,145 (+14%)	19mo	$200,000	$175	39
1106 S Potomac St	0.69mi	3/1.5	864 (-14%)	9mo	$248,000	$287	34
1029 Rose Hill Ave	0.72mi	3/2.0	1,152 (+14%)	23mo	$276,900	$240	19

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 · 4.0% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.41×
• Total profit: $-35,240
• Equity at exit: $32,057

10-year hold

• IRR: -6.7%
• Equity multiple: 0.56×
• Total profit: $-26,629
• 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 21740

• Rents YoY: 4.0%
• Active inventory: 383
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,627 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$99 /mo · $1,189/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-31

Break-even live

Break-even rent $1,666

Max offer price $209,526

Occupancy floor 97%

Sensitivity live

Price	-10% $91	-5% $30	+0% $-31	+5% $-92	+10% $-153
Rent	-10% $-160	-5% $-95	+0% $-31	+5% $33	+10% $98
Rate	-1.0pp $77	-0.5pp $24	base $-31	+0.5pp $-87	+1.0pp $-143

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: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
837 Virginia Ave Hagerstown, MD	3.0	2.0	1400	$2,000	$1.43	15d	1	0.11mi
671 Highland Way Unit 5 Hagerstown, MD	3.0	1.0	865	$1,500	$1.73	45d	1	0.16mi
39 W Wilson Blvd Hagerstown, MD	3.0	2.0	1440	$1,730	$1.20	23d	1	0.39mi
909 Corbett St Hagerstown, MD	3.0	2.5	1276	$2,695	$2.11	15d	1	0.57mi
825 Armstrong Ave Hagerstown, MD	2.0	1.0	1000	$1,700	$1.70	15d	1	0.63mi
326 S Potomac St #2 Hagerstown, MD	2.0	1.0	1350	$1,500	$1.11	45d	1	0.78mi
326 S Potomac St #1 Hagerstown, MD	2.0	1.0	1050	$1,400	$1.33	45d	1	0.78mi
124 Ray St Hagerstown, MD	3.0	1.0	960	$1,500	$1.56	23d	1	0.78mi
338 S Locust St Hagerstown, MD	3.0	1.5	1320	$1,600	$1.21	23d	1	0.78mi
1527 Sherman Ave Unit 2 Hagerstown, MD	3.0	2.5	1496	$2,100	$1.40	23d	1	0.89mi
1529 Sherman Ave Unit 1 Hagerstown, MD	3.0	2.5	1496	$2,100	$1.40	23d	1	0.89mi
101 Doub Way Hagerstown, MD	3.0	1.0	1048	$1,635	$1.56	23d	1	0.91mi
612 Frederick St Hagerstown, MD	4.0	2.0	1422	$1,875	$1.32	23d	1	0.96mi
50 Rochester Pl Unit 23 Hagerstown, MD	2.0	1.0	900	$1,275	$1.42	45d	1	1.08mi
92 W Washington St Unit 403 Hagerstown, MD	2.0	1.5	924	$1,550	$1.68	45d	1	1.16mi
92 W Washington St Unit 410 Hagerstown, MD	3.0	1.5	1415	$1,795	$1.27	45d	1	1.16mi
92 W Washington St Unit 206 Hagerstown, MD	2.0	2.0	803	$1,450	$1.81	45d	1	1.16mi
92 W Washington St Unit 405 Hagerstown, MD	2.0	1.0	1083	$1,650	$1.52	45d	1	1.16mi
17958 Hickory Ln Hagerstown, MD	2.0	1.5	1132	$1,650	$1.46	45d	1	1.17mi
103 E Washington St Unit 1E Hagerstown, MD	3.0	1.0	1200	$1,200	$1.00	15d	1	1.18mi
40 E Washington St Unit 2B Hagerstown, MD	2.0	1.0	800	$1,000	$1.25	45d	1	1.19mi
60 E Washington St Apt 1E Hagerstown, MD	3.0	1.5	1300	$1,500	$1.15	23d	1	1.20mi
104 Buena Vista Ave Unit 104 Hagerstown, MD	3.0	1.0	1100	$1,400	$1.27	45d	1	1.24mi
382 S Cleveland Ave Unit 4 Hagerstown, MD	2.0	1.0	900	$1,200	$1.33	15d	1	1.25mi
1160-A Kenly Ave Hagerstown, MD	2.0	1.0–2.0	980	$1,722	$1.76	15d	8	1.26mi
1160 Kenly Ave Hagerstown, MD	2.0	2.0	1000	$1,779	$1.78	45d	1	1.26mi
834 W Washington St Unit 2 Hagerstown, MD	2.0	1.0	950	$955	$1.01	45d	1	1.27mi
42 E Franklin St Hagerstown, MD	3.0	1.5	1200	$1,350	$1.12	45d	1	1.29mi
115 N Potomac St Unit 2 Hagerstown, MD	2.0	1.0	1200	$1,250	$1.04	23d	1	1.30mi
17940 Garden Ln Hagerstown, MD	1.0–3.0	1.0–2.0	1020	$1,706	$1.67	15d	19	1.30mi
149 E Franklin St Hagerstown, MD	2.0	1.0	850	$1,250	$1.47	45d	1	1.31mi
812 Dale St Hagerstown, MD	3.0	1.0	1064	$1,730	$1.63	45d	1	1.31mi
821 Washington Ave Unit 1W Hagerstown, MD	2.0	1.0	800	$1,100	$1.38	23d	1	1.34mi
115 East Ave Unit 2 Hagerstown, MD	2.0	1.0	1200	$1,400	$1.17	45d	1	1.39mi
616 George St Hagerstown, MD	3.0	1.0	1034	$1,600	$1.55	45d	1	1.40mi
421 Salem Ave Hagerstown, MD	3.0	1.0	1256	$1,550	$1.23	23d	1	1.40mi
505 W Church St Unit 1W 1W Hagerstown, MD	2.0	1.0	700	$1,140	$1.63	23d	1	1.40mi
210 N Locust St Hagerstown, MD	3.0	1.0	1476	$1,275	$0.86	23d	1	1.42mi
235 East Ave Hagerstown, MD	2.0	1.0	1200	$1,200	$1.00	15d	1	1.43mi
207 N Mulberry St Unit 3 Hagerstown, MD	2.0	1.0	940	$1,130	$1.20	23d	1	1.43mi

Listing history 3 events

1. 2026-05-15
   listed $215,000 Active 214-char remark
2. 1991-07-15
   soldstatus $75,000
3. 1989-10-13
   soldstatus $67,500

ⓘ 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: $1,189 · $99/mo
• Projected year-2 tax: $1,766 · $147/mo
• Expected delta: +$577/yr (+$48/mo · 48.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $19,521
• − Mortgage interest: −$12,043
• − Property taxes: −$1,189
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$6,255
• Taxable loss: −$4,164
• Est. tax savings @ 24.0%: +$999
• After-tax cash flow: $627/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 — Hagerstown

• Score: 77/100
• State rank: #83
• US rank: #3170

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hagerstown, MD
• County: Washington County · 98,861 people
• City population: 64,792
• Metro: Hagerstown-Martinsburg, MD-WV
• Population (ZIP): 64,792
• Household income: $62,873
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 2832.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 18% Two or more races 10% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 9% · Canada, China
• Languages at home: 86% English-only · Spanish 9% French/Haitian/Cajun 1% Chinese 1%

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: ▼ -248.38%
• Current HPI: 264.8018
• Rent YoY: ▲ 4.00%
• 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

+181.5% since first listed

6 events — show timeline

• 2026-06-01 Sold (Public Records) $190,000 Public Records
• 2026-06-01 Sold (MLS) $190,000 BRIGHT MLS
• 2026-05-19 Pending — BRIGHT MLS
• 2026-05-15 Listed $215,000 BRIGHT MLS
• 1991-07-15 Sold (Public Records) $75,000 Public Records
• 1989-10-13 Sold (Public Records) $67,500 Public Records

Property tax history

-3.0%/yr

Latest (2025): $1,189 · +10.3% YoY. Source: county tax records.