8490 Mackall Rd · Broomes Island, MD 20685

$150,000

1 bd · 1.0 ba · 952 sqft · SingleFamily public records · 75 Days on market

Built 1940 1.48 ac lot $158/sqft · 60% below area ↓ 46% since listing

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Almost 1.5 acres surrounded by farmland in mid Calvert location. Bring your vision and bring this old farmhouse back to life. Home is being sold as is. Call for more details.

Key facts

• Farmland
• 1.5 acres
• Old farmhouse

Tags

• 1.5 ACRES
• FARMLAND
• OLD FARMHOUSE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.4% in Broomes Island — 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 58/100 on livability (#390 in MD) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+, crime A; Watch: schools D-, amenities F, commute F.
• Calvert County Public Schools (rural): math 23% / reading 44% proficiency, ranked #5 of 24 in MD (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 44 active listings in the ZIP; 101 units permitted in Calvert County in 2024 (0 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; moderate wildfire 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.17% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.90%
• DSCR: 1.53
• GRM: 7.1

CMA / ARV

• ARV (median comp): $377,259
• List price: $150,000
• Delta: -60.24%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,196
• Equity at exit: $22,365

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $35,992
• Equity at exit: $12,969

Cash invested: $42,000 (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 20685

• Home prices YoY: -8.1%
• Active inventory: 44
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$117 /mo · $1,403/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $416

Break-even live

Break-even rent $1,223

Max offer price $150,000

Occupancy floor 71%

Sensitivity live

Price	-10% $501	-5% $459	+0% $416	+5% $374	+10% $331
Rent	-10% $278	-5% $347	+0% $416	+5% $486	+10% $555
Rate	-1.0pp $492	-0.5pp $455	base $416	+0.5pp $378	+1.0pp $338

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-04
   days on market $150,000 Active 75 DOM
2. 2026-06-03
   days on market $150,000 Active 74 DOM
3. 2026-06-02
   days on market $150,000 Active 73 DOM
4. 2026-06-01
   days on market $150,000 Active 72 DOM
5. 2026-05-31
   days on market $150,000 Active 71 DOM
6. 2026-04-20
   status Active 174-char remark

   Show marketing remark (174 chars)

   Almost 1.5 acres surrounded by farmland in mid Calvert location. Bring your vision and bring this old farmhouse back to life. Home is being sold as is. Call for more details.

7. 2026-01-22
   historical Active Under Contract 174-char remark

   Show marketing remark (174 chars)

   Almost 1.5 acres surrounded by farmland in mid Calvert location. Bring your vision and bring this old farmhouse back to life. Home is being sold as is. Call for more details.

8. 2025-12-23
   listed $150,000 Active 174-char remark

   Show marketing remark (174 chars)

   Almost 1.5 acres surrounded by farmland in mid Calvert location. Bring your vision and bring this old farmhouse back to life. Home is being sold as is. Call for more details.

9. 2025-09-10
   soldstatus $280,000

ⓘ 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: $1,403 · $117/mo
• Projected year-2 tax: $1,519 · $127/mo
• Expected delta: +$116/yr (+$10/mo · 8.3%)

ⓘ 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 9/10 Extreme 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,999
• − Mortgage interest: −$8,402
• − Property taxes: −$1,403
• − Insurance: −$750
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$4,364
• Taxable income: $2,720
• Est. tax owed @ 24.0%: −$653
• After-tax cash flow: $4,344/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: Calvert County Public Schools
• NCES district ID: 2400150
• Math proficiency: 23% ▼ -29.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $94,392
• Composite: 33.27/100
• National rank: #5511
• State rank: #5 of 24 in MD

Livability — Broomes Island

• Score: 58/100
• State rank: #390
• US rank: #21229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 422
• Population (ZIP): 6,481

Population outlook (Calvert County) Hauer SSP2

• Today (2025): 94,825 people
• By 2030: 96,197 · +1.4%
• By 2040: 96,954 · +2.2%
• By 2050: 94,628 · -0.2%
• By 2075: 91,576 · -3.4%
• By 2100: 83,431 · -12.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 14% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Iranian 3% Romanian 2%
• Foreign-born: 2% · Canada, Dominican Republic, South Korea
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Calvert

• 2024 margin: R (+11.0) · D 43.5% · R 54.5% · Other 2.0%
• 2008→2024 swing: -4.6pp toward R · 2008: -6.3pp · 2024: -11.0pp
• All cycles: 2024: R+11.0 2020: R+5.6 2016: R+18.4 2012: R+8.2 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.36%
• Current HPI: 277.3103
• 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

-46.4% since first listed

4 events — show timeline

• 2026-04-20 Relisted — BRIGHT MLS
• 2026-01-22 Contingent — BRIGHT MLS
• 2025-12-23 Listed $150,000 BRIGHT MLS
• 2025-09-10 Sold (Public Records) $280,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,403 · +0.8% YoY. Source: county tax records.