171 Ocean Oval Dr · Ocean Pines, MD 21811

$170,000

2 bd · 1.0 ba · 576 sqft · Manufactured public records · 49 Days on market

Built 2002 2,156 sqft lot $295/sqft · 7% below area Est $182k · 7% under $173/mo HOA · 9% of rent

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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 +22.2/30.0
• ARV discount +10.5/15.0
• DSCR +7.1/10.0
• 1% rule +6.1/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 171 Ocean Oval Drive in the White Horse Park community! This park is one of the few communities in the area where you own your land (no ground rent!), making this an incredible opportunity to secure your own slice of the beach lifestyle. This very well maintained 2-bedroom, 1-bath home with a spacious loft offers the perfect setup for extra guests, weekend getaways, or memory-filled summers. Built in 2002 and featuring a new HVAC system and water heater, you can enjoy peace of mind and truly move right in. No projects, no stress, just pure enjoyment. From morning coffee on the front deck to evenings filled with laughter after a day at the beach, this home was made for easy living. Stay close and take advantage of all that White Horse Park has to offer, or hop in the car for a quick drive to Ocean City and West Ocean City, where beaches, restaurants, and family fun are always waiting. Whether you’re searching for a low-maintenance vacation retreat, an investment opportunity, or your own personal escape, this one checks every box. Summer is right around the corner and homes like this, with owned land and this location, don’t last. Make your move before someone else does.

Key facts

• 2,156 sq ft lot
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (15.6% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $143k (15.6% below list) — sets the bar for cash-flow.
• Cap rate 8.2% vs local median 3.3% in Ocean Pines — 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 70/100 on livability (#172 in MD) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D, cost of living D, amenities F.
• Worcester County Public Schools (town): math 30% / reading 44% proficiency, ranked #6 of 24 in MD (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 315 active listings in the ZIP; solid renter incomes; 354 units permitted in Worcester County in 2024 (6 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 $5k of value loss. Plan a longer hold.
• Worcester County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,440 (15.6% 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 49 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.11% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.96%
• DSCR: 1.31
• GRM: 7.5

CMA / ARV

• ARV (median comp): $182,078
• List price: $170,000
• Delta: -6.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.4%
• Equity multiple: 0.23×
• Total profit: $-36,807
• Equity at exit: $25,348

10-year hold

• IRR: -16.0%
• Equity multiple: 0.09×
• Total profit: $-43,098
• Equity at exit: $14,698

Cash invested: $47,600 (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 21811

• Home prices YoY: -29.0%
• Active inventory: 315
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,889 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$71
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$173
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-150

Break-even live

Break-even rent $2,079

Max offer price $143,440

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-102	+0% $-150	+5% $-198	+10% $-247
Rent	-10% $-300	-5% $-225	+0% $-150	+5% $-76	+10% $-1
Rate	-1.0pp $-65	-0.5pp $-107	base $-150	+0.5pp $-194	+1.0pp $-239

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $173 · $2,076/yr
• Likely covers: water

Listing history 32 events

1. 2026-06-18
   days on market $170,000 Active 49 DOM
2. 2026-06-17
   days on market $170,000 Active 48 DOM
3. 2026-06-16
   days on market $170,000 Active 47 DOM
4. 2026-06-15
   days on market $170,000 Active 46 DOM
5. 2026-06-14
   days on market $170,000 Active 44 DOM
6. 2026-06-13
   days on market $170,000 Active 43 DOM
7. 2026-06-10
   days on market $170,000 Active 41 DOM
8. 2026-06-09
   days on market $170,000 Active 40 DOM
9. 2026-06-08
   days on market $170,000 Active 39 DOM
10. 2026-06-07
    days on market $170,000 Active 38 DOM
11. 2026-06-02
    days on market $170,000 Active 33 DOM
12. 2026-06-01
    days on market $170,000 Active 32 DOM
13. 2026-05-31
    days on market $170,000 Active 31 DOM
14. 2026-05-30
    days on market $170,000 Active 30 DOM
15. 2026-05-01
    listed $170,000 Active 1211-char remark

    Show marketing remark (1211 chars)

    Welcome to 171 Ocean Oval Drive in the White Horse Park community! This park is one of the few communities in the area where you own your land (no ground rent!), making this an incredible opportunity to secure your own slice of the beach lifestyle. This very well maintained 2-bedroom, 1-bath home with a spacious loft offers the perfect setup for extra guests, weekend getaways, or memory-filled summers. Built in 2002 and featuring a new HVAC system and water heater, you can enjoy peace of mind and truly move right in. No projects, no stress, just pure enjoyment. From morning coffee on the front deck to evenings filled with laughter after a day at the beach, this home was made for easy living. Stay close and take advantage of all that White Horse Park has to offer, or hop in the car for a quick drive to Ocean City and West Ocean City, where beaches, restaurants, and family fun are always waiting. Whether you’re searching for a low-maintenance vacation retreat, an investment opportunity, or your own personal escape, this one checks every box. Summer is right around the corner and homes like this, with owned land and this location, don’t last. Make your move before someone else does.

16. 2026-04-05
    historical $170,000 1211-char remark

    Show marketing remark (1211 chars)

    Welcome to 171 Ocean Oval Drive in the White Horse Park community! This park is one of the few communities in the area where you own your land (no ground rent!), making this an incredible opportunity to secure your own slice of the beach lifestyle. This very well maintained 2-bedroom, 1-bath home with a spacious loft offers the perfect setup for extra guests, weekend getaways, or memory-filled summers. Built in 2002 and featuring a new HVAC system and water heater, you can enjoy peace of mind and truly move right in. No projects, no stress, just pure enjoyment. From morning coffee on the front deck to evenings filled with laughter after a day at the beach, this home was made for easy living. Stay close and take advantage of all that White Horse Park has to offer, or hop in the car for a quick drive to Ocean City and West Ocean City, where beaches, restaurants, and family fun are always waiting. Whether you’re searching for a low-maintenance vacation retreat, an investment opportunity, or your own personal escape, this one checks every box. Summer is right around the corner and homes like this, with owned land and this location, don’t last. Make your move before someone else does.

17. 2024-06-21
    soldstatus $367,000 Closed 1575-char remark

    Show marketing remark (1575 chars)

    Welcome to 171 Ocean Parkway…the most adorable beach cottage in the Pines! This house has everything you need and is move-in ready. New Roof (1.5 years old), High-efficiency 16-seer Heat Pump with low utility bills (4.5 years old), a tankless water heater & many other recent upgrades. Enjoy your coffee on the front porch or sit around a fire pit in the expansive front yard and driveway space. Inside, a bright open living space offers a Living/Dining room with built-in shelving, crown molding and wood floors throughout. The Kitchen is complete with stainless steel appliances, granite counter tops, beautiful wood cabinetry, 2 pantries and space for a table. This room leads to the enormous Screen porch where you can enjoy entertaining and lots of additional space. The Primary Bedroom has an ensuite Full Bath and comes complete with beautiful furniture. Two more Bedrooms, another Full Bath and full-size Laundry complete this amazing property. Tons of closets and a full-size floored attic offers plenty of storage. In the back of the house, there is an additional separate shed to store all your beach toys and garden tools, plus a large flat yard. The Ocean Pines community has everything all within a few minutes…enjoy tennis, golf, swimming, boating, restaurants and more or drive to the beach just 15 minutes away in Ocean City where you have a private Ocean Club. Assateague Island, shopping, and many other attractions are close by. If you’re looking for that move-in ready beach cottage close to everything, you’ve found it!

18. 2024-06-14
    status Pending 1575-char remark

    Show marketing remark (1575 chars)

    Welcome to 171 Ocean Parkway…the most adorable beach cottage in the Pines! This house has everything you need and is move-in ready. New Roof (1.5 years old), High-efficiency 16-seer Heat Pump with low utility bills (4.5 years old), a tankless water heater & many other recent upgrades. Enjoy your coffee on the front porch or sit around a fire pit in the expansive front yard and driveway space. Inside, a bright open living space offers a Living/Dining room with built-in shelving, crown molding and wood floors throughout. The Kitchen is complete with stainless steel appliances, granite counter tops, beautiful wood cabinetry, 2 pantries and space for a table. This room leads to the enormous Screen porch where you can enjoy entertaining and lots of additional space. The Primary Bedroom has an ensuite Full Bath and comes complete with beautiful furniture. Two more Bedrooms, another Full Bath and full-size Laundry complete this amazing property. Tons of closets and a full-size floored attic offers plenty of storage. In the back of the house, there is an additional separate shed to store all your beach toys and garden tools, plus a large flat yard. The Ocean Pines community has everything all within a few minutes…enjoy tennis, golf, swimming, boating, restaurants and more or drive to the beach just 15 minutes away in Ocean City where you have a private Ocean Club. Assateague Island, shopping, and many other attractions are close by. If you’re looking for that move-in ready beach cottage close to everything, you’ve found it!

19. 2024-05-21
    historical Active Under Contract 1575-char remark

    Show marketing remark (1575 chars)

    Welcome to 171 Ocean Parkway…the most adorable beach cottage in the Pines! This house has everything you need and is move-in ready. New Roof (1.5 years old), High-efficiency 16-seer Heat Pump with low utility bills (4.5 years old), a tankless water heater & many other recent upgrades. Enjoy your coffee on the front porch or sit around a fire pit in the expansive front yard and driveway space. Inside, a bright open living space offers a Living/Dining room with built-in shelving, crown molding and wood floors throughout. The Kitchen is complete with stainless steel appliances, granite counter tops, beautiful wood cabinetry, 2 pantries and space for a table. This room leads to the enormous Screen porch where you can enjoy entertaining and lots of additional space. The Primary Bedroom has an ensuite Full Bath and comes complete with beautiful furniture. Two more Bedrooms, another Full Bath and full-size Laundry complete this amazing property. Tons of closets and a full-size floored attic offers plenty of storage. In the back of the house, there is an additional separate shed to store all your beach toys and garden tools, plus a large flat yard. The Ocean Pines community has everything all within a few minutes…enjoy tennis, golf, swimming, boating, restaurants and more or drive to the beach just 15 minutes away in Ocean City where you have a private Ocean Club. Assateague Island, shopping, and many other attractions are close by. If you’re looking for that move-in ready beach cottage close to everything, you’ve found it!

20. 2024-04-25
    listed $377,000 Active 1575-char remark

    Show marketing remark (1575 chars)

    Welcome to 171 Ocean Parkway…the most adorable beach cottage in the Pines! This house has everything you need and is move-in ready. New Roof (1.5 years old), High-efficiency 16-seer Heat Pump with low utility bills (4.5 years old), a tankless water heater & many other recent upgrades. Enjoy your coffee on the front porch or sit around a fire pit in the expansive front yard and driveway space. Inside, a bright open living space offers a Living/Dining room with built-in shelving, crown molding and wood floors throughout. The Kitchen is complete with stainless steel appliances, granite counter tops, beautiful wood cabinetry, 2 pantries and space for a table. This room leads to the enormous Screen porch where you can enjoy entertaining and lots of additional space. The Primary Bedroom has an ensuite Full Bath and comes complete with beautiful furniture. Two more Bedrooms, another Full Bath and full-size Laundry complete this amazing property. Tons of closets and a full-size floored attic offers plenty of storage. In the back of the house, there is an additional separate shed to store all your beach toys and garden tools, plus a large flat yard. The Ocean Pines community has everything all within a few minutes…enjoy tennis, golf, swimming, boating, restaurants and more or drive to the beach just 15 minutes away in Ocean City where you have a private Ocean Club. Assateague Island, shopping, and many other attractions are close by. If you’re looking for that move-in ready beach cottage close to everything, you’ve found it!

21. 2020-04-23
    soldstatus $82,000
22. 2020-04-20
    soldstatus $82,000 Closed
23. 2020-04-19
    status Pending
24. 2020-04-06
    historical Active Under Contract
25. 2019-12-30
    status Active
26. 2019-12-18
    status Pending
27. 2019-10-02
    listed $94,900 Active
28. 2019-08-30
    historical
29. 2019-08-30
    soldstatus $197,900 Closed
30. 2019-07-11
    status Pending
31. 2019-07-09
    listed $199,900 Active
32. 1986-06-30
    soldstatus $15,500

ⓘ 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: $969 · $81/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$442/yr (+$37/mo · 45.6%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $22,668
• − Mortgage interest: −$9,523
• − Property taxes: −$969
• − Insurance: −$5,968
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − HOA: −$2,076
• − Depreciation: −$4,945
• Taxable loss: −$4,441
• Est. tax savings @ 24.0%: +$1,066
• After-tax cash flow: $-738/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: Worcester County Public Schools
• NCES district ID: 2400720
• Math proficiency: 30% ▼ -25.00%
• Reading proficiency: 44% ▼ -20.00%
• Median HH income: $56,748
• Composite: 32.6/100
• National rank: #5672
• State rank: #6 of 24 in MD

Livability — Ocean Pines

• Score: 70/100
• State rank: #172
• US rank: #7691

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocean Pines, MD
• County: Worcester County · 35,603 people
• Metro: Salisbury, MD-DE
• Population (ZIP): 24,377
• Household income: $90,082
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 551.0

Population outlook (Worcester County) Hauer SSP2

• Today (2025): 51,363 people
• By 2030: 51,191 · -0.3%
• By 2040: 50,459 · -1.8%
• By 2050: 49,451 · -3.7%
• By 2075: 48,533 · -5.5%
• By 2100: 44,223 · -13.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Worcester

• 2024 margin: Strong R (+22.0) · D 38.0% · R 60.0% · Other 2.0%
• 2008→2024 swing: -6.5pp toward R · 2008: -15.5pp · 2024: -22.0pp
• All cycles: 2024: R+22.0 2020: R+19.0 2016: R+27.9 2012: R+18.3 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.52%
• Current HPI: 292.9004
• Rent YoY: —
• 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

+996.8% since first listed

18 events — show timeline

• 2026-05-01 Listed $170,000 BRIGHT MLS
• 2026-04-05 Coming Soon $170,000 BRIGHT MLS
• 2024-06-21 Sold (MLS) $367,000 BRIGHT MLS
• 2024-06-14 Pending — BRIGHT MLS
• 2024-05-21 Contingent — BRIGHT MLS
• 2024-04-25 Listed $377,000 BRIGHT MLS
• 2020-04-23 Sold (Public Records) $82,000 Public Records
• 2020-04-20 Sold (MLS) $82,000 BRIGHT MLS
• 2020-04-19 Pending — BRIGHT MLS
• 2020-04-06 Contingent — BRIGHT MLS
• 2019-12-30 Relisted — BRIGHT MLS
• 2019-12-18 Pending — BRIGHT MLS
• 2019-10-02 Listed $94,900 BRIGHT MLS
• 2019-08-30 Listing Removed — BRIGHT MLS
• 2019-08-30 Sold (MLS) $197,900 BRIGHT MLS
• 2019-07-11 Pending — BRIGHT MLS
• 2019-07-09 Listed $199,900 BRIGHT MLS
• 1986-06-30 Sold (Public Records) $15,500 Public Records

Property tax history

+0.1%/yr

Latest (2025): $969 · +16.5% YoY. Source: county tax records.