1201 Shawnee Ave · Salisbury, MD 21801

$235,000

3 bd · 2.0 ba · 2,274 sqft · SingleFamily public records · 170 Days on market

Built 1998 7,200 sqft lot $103/sqft · 28% below area Est $328k · 28% 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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Rent growth +4.3/5.0
• 1% rule +3.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1201 Shawnee Ave, a spacious 3-bedroom, 2.5-bathroom Cape Cod offering 2,274 square feet and endless potential for the right buyer. This home is a true opportunity property—while it needs to be finished, several major features are already in place, giving you a strong starting point to bring your vision to life. Set on a conveniently located corner lot, the property features a wrap-around driveway providing ample parking and easy access. Outdoors, you’ll find an above-ground pool with deck, ready to shine again with some TLC. A standout feature is the detached building, previously set up as a daycare, complete with both upstairs and downstairs spaces. This versatile structure offers incredible flexibility for a home business, studio, workshop, or additional storage. A fenced-in play area adds even more functionality to the outdoor space. With its generous square footage, unique layout, and multiple structures, this property is full of possibilities. Whether you’re looking to renovate, customize, or invest, 1201 Shawnee Ave is a rare chance to create something truly special in a prime Salisbury location. * * Being sold in as-is condition * *

Key facts

• Fenced-in play area
• Detached building
• Wrap-around driveway

Tags

• WRAP-AROUND DRIVEWAY
• ABOVE-GROUND POOL
• DETACHED BUILDING
• FENCED-IN PLAY AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $46 ($547/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 $196k (16.4% below list).
• Recommended offer: $196k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.8% in Salisbury — 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 60/100 on livability (#351 in MD) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: schools D-, crime F, amenities F.
• Wicomico County Public Schools (urban): math 16% / reading 26% proficiency, ranked #19 of 24 in MD (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.2%/yr); 190 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 278 units permitted in Wicomico County in 2024 (44 in 5+ unit buildings).
• This rent runs 33% of the median local income ($71k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Wicomico County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; list at $235k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,391 (16.4% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (median comp): $327,850
• List price: $235,000
• Delta: -28.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28634 Ocean Gtwy	0.23mi	3/2.5	2,308 (+2%)	16mo	$239,500	$104	72
1019 Marquis Ave	0.71mi	3/2.5	2,130 (-6%)	3mo	$265,000	$124	52
1001 Marquis Ave	0.75mi	4/3.0 (+1)	2,319 (+2%)	15mo	$360,000	$155	41
827 Marquis Ave	0.66mi	4/2.5 (+1)	1,968 (-14%)	2mo	$334,900	$170	38
905 Price Rd	0.73mi	4/3.0 (+1)	2,600 (+14%)	14mo	$307,500	$118	21

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 · 7.21% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.60×
• Total profit: $-26,549
• Equity at exit: $35,039

10-year hold

• IRR: 3.4%
• Equity multiple: 1.29×
• Total profit: $19,261
• Equity at exit: $20,319

Cash invested: $65,800 (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 21801

• Home prices YoY: -30.6%
• Rents YoY: 7.2%
• Active inventory: 190
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,964 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$176 /mo · $2,107/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $46

Break-even live

Break-even rent $1,906

Max offer price $235,000

Occupancy floor 93%

Sensitivity live

Price	-10% $179	-5% $112	+0% $46	+5% $-21	+10% $-87
Rent	-10% $-110	-5% $-32	+0% $46	+5% $123	+10% $201
Rate	-1.0pp $164	-0.5pp $105	base $46	+0.5pp $-15	+1.0pp $-77

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1120 Wintermead Loop Salisbury, MD	4.0	2.5	1968	$2,500	$1.27	21d	1	1.20mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $235,000 Pending 170 DOM
2. 2026-06-10
   days on market $235,000 Active 169 DOM
3. 2026-06-09
   days on market $235,000 Active 168 DOM
4. 2026-06-08
   days on market $235,000 Active 167 DOM
5. 2026-06-07
   days on market $235,000 Active 166 DOM
6. 2026-06-03
   days on market $235,000 Active 162 DOM
7. 2026-06-02
   days on market $235,000 Active 161 DOM
8. 2026-06-01
   days on market $235,000 Active 160 DOM
9. 2026-05-31
   days on market $235,000 Active 159 DOM
10. 2026-05-30
    pricedays on market $235,000 Active 158 DOM
11. 2026-02-16
    price $265,000 1189-char remark

    Show marketing remark (1189 chars)

    Welcome to 1201 Shawnee Ave, a spacious 3-bedroom, 2.5-bathroom Cape Cod offering 2,274 square feet and endless potential for the right buyer. This home is a true opportunity property—while it needs to be finished, several major features are already in place, giving you a strong starting point to bring your vision to life. Set on a conveniently located corner lot, the property features a wrap-around driveway providing ample parking and easy access. Outdoors, you’ll find an above-ground pool with deck, ready to shine again with some TLC. A standout feature is the detached building, previously set up as a daycare, complete with both upstairs and downstairs spaces. This versatile structure offers incredible flexibility for a home business, studio, workshop, or additional storage. A fenced-in play area adds even more functionality to the outdoor space. With its generous square footage, unique layout, and multiple structures, this property is full of possibilities. Whether you’re looking to renovate, customize, or invest, 1201 Shawnee Ave is a rare chance to create something truly special in a prime Salisbury location. * * Being sold in as-is condition * *

12. 2025-12-23
    listed $280,000 Active 1189-char remark

    Show marketing remark (1189 chars)

    Welcome to 1201 Shawnee Ave, a spacious 3-bedroom, 2.5-bathroom Cape Cod offering 2,274 square feet and endless potential for the right buyer. This home is a true opportunity property—while it needs to be finished, several major features are already in place, giving you a strong starting point to bring your vision to life. Set on a conveniently located corner lot, the property features a wrap-around driveway providing ample parking and easy access. Outdoors, you’ll find an above-ground pool with deck, ready to shine again with some TLC. A standout feature is the detached building, previously set up as a daycare, complete with both upstairs and downstairs spaces. This versatile structure offers incredible flexibility for a home business, studio, workshop, or additional storage. A fenced-in play area adds even more functionality to the outdoor space. With its generous square footage, unique layout, and multiple structures, this property is full of possibilities. Whether you’re looking to renovate, customize, or invest, 1201 Shawnee Ave is a rare chance to create something truly special in a prime Salisbury location. * * Being sold in as-is condition * *

13. 2007-04-25
    soldstatus $149,900
14. 1991-08-30
    soldstatus $79,900

ⓘ 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: $2,107 · $176/mo
• Projected year-2 tax: $2,334 · $195/mo
• Expected delta: +$227/yr (+$19/mo · 10.8%)

ⓘ 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 8/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $23,567
• − Mortgage interest: −$13,164
• − Property taxes: −$2,107
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$6,836
• Taxable loss: −$3,486
• Est. tax savings @ 24.0%: +$837
• After-tax cash flow: $1,384/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: Wicomico County Public Schools
• NCES district ID: 2400690
• Math proficiency: 16% ▼ -18.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $51,745
• Composite: 18.87/100
• National rank: #8860
• State rank: #19 of 24 in MD

Livability — Salisbury

• Score: 60/100
• State rank: #351
• US rank: #18948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wicomico County · 75,969 people
• City population: 70,518
• Metro: Salisbury, MD-DE
• Population (ZIP): 30,088
• Household income: $71,313
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 964.0

Population outlook (Wicomico County) Hauer SSP2

• Today (2025): 108,548 people
• By 2030: 111,783 · +3.0%
• By 2040: 118,139 · +8.8%
• By 2050: 123,641 · +13.9%
• By 2075: 139,784 · +28.8%
• By 2100: 145,334 · +33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 54% Black 33% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 4% Romanian 2% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 89% English-only · Spanish 4% French/Haitian/Cajun 3% Other Indo-European 2%

Political lean MEDSL · Wicomico

• 2024 margin: Lean R (+5.5) · D 46.1% · R 51.5% · Other 2.4%
• 2008→2024 swing: +0.3pp no change · 2008: -5.8pp · 2024: -5.5pp
• All cycles: 2024: R+5.5 2020: R+1.9 2016: R+11.6 2012: R+6.9 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.55%
• Current HPI: 232.3103
• Rent YoY: ▲ 7.21%
• Metro: Salisbury, MD-DE
• 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

+231.7% since first listed

4 events — show timeline

• 2026-02-16 Price Changed $265,000 BRIGHT MLS
• 2025-12-23 Listed $280,000 BRIGHT MLS
• 2007-04-25 Sold (Public Records) $149,900 Public Records
• 1991-08-30 Sold (Public Records) $79,900 Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,107 · +11.0% YoY. Source: county tax records.