7130 Parsonsburg Rd · Parsonsburg, MD 21849

$110,000

2 bd · 1.0 ba · 1,672 sqft · SingleFamily public records · 93 Days on market

Built 1920 0.67 ac lot $66/sqft · 54% below area

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover an exceptional investment opportunity with this 2-bedroom, 2-bathroom detached home, nestled on a generous 0.67-acre lot. Built in 1920, this property combines classic character with modern potential, making it a candidate for both rental income and future appreciation. Step inside to find a warm interior featuring a spacious living room that leads to both the dining area and family room. The eat-in kitchen, equipped with wood cabinets and appliances, is great for culinary enthusiasts. The exterior boasts a screened porch, ideal for relaxing evenings, and a detached garage for convenient parking or additional storage. The property is surrounded by mature trees, offering privacy and a serene atmosphere, while sidewalks enhance the neighborhood's appeal. Investors will appreciate the potential for value appreciation in this desirable location, coupled with the charm and functionality of the home. Don't miss out on this unique opportunity to make this property your own!

Key facts

• 0.67-acre lot
• Screened porch
• Eat-in kitchen

Tags

• 0.67-ACRE LOT
• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• SCREENED PORCH
• DETACHED GARAGE
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#414 in MD) — a working-class tenant base; expect higher turnover. Strengths: housing A, cost of living B; Watch: schools F, 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: 24 active listings in the ZIP; 278 units permitted in Wicomico County in 2024 (44 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $110k implies a 990% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 F-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. 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?
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: 1.22% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.58%
• DSCR: 1.60
• GRM: 6.8

CMA / ARV

• ARV (median comp): $240,943
• List price: $110,000
• Delta: -54.35%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7130 Parsonsburg Rd	0.00mi	2/1.0	1,672 (0%)	1mo	$110,000	$66	99
7115 Parsonsburg Rd	0.12mi	3/2.0 (+1)	1,647 (-2%)	23mo	$235,000	$143	63
32990 Gavin Andrew Ct	0.56mi	3/2.5 (+1)	1,626 (-3%)	15mo	$380,400	$234	46
6768 Mason David Ln	0.68mi	3/2.0 (+1)	1,456 (-13%)	13mo	$342,500	$235	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $4,370
• Equity at exit: $16,401

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $32,363
• Equity at exit: $9,511

Cash invested: $30,800 (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 21849

• Home prices YoY: -5.5%
• Active inventory: 24
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,346 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$92 /mo · $1,103/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $349

Break-even live

Break-even rent $905

Max offer price $110,000

Occupancy floor 69%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-11
   status Pending 990-char remark

   Show marketing remark (990 chars)

   Discover an exceptional investment opportunity with this 2-bedroom, 2-bathroom detached home, nestled on a generous 0.67-acre lot. Built in 1920, this property combines classic character with modern potential, making it a candidate for both rental income and future appreciation. Step inside to find a warm interior featuring a spacious living room that leads to both the dining area and family room. The eat-in kitchen, equipped with wood cabinets and appliances, is great for culinary enthusiasts. The exterior boasts a screened porch, ideal for relaxing evenings, and a detached garage for convenient parking or additional storage. The property is surrounded by mature trees, offering privacy and a serene atmosphere, while sidewalks enhance the neighborhood's appeal. Investors will appreciate the potential for value appreciation in this desirable location, coupled with the charm and functionality of the home. Don't miss out on this unique opportunity to make this property your own!

2. 2026-04-19
   price $110,000 990-char remark

   Show marketing remark (990 chars)

   Discover an exceptional investment opportunity with this 2-bedroom, 2-bathroom detached home, nestled on a generous 0.67-acre lot. Built in 1920, this property combines classic character with modern potential, making it a candidate for both rental income and future appreciation. Step inside to find a warm interior featuring a spacious living room that leads to both the dining area and family room. The eat-in kitchen, equipped with wood cabinets and appliances, is great for culinary enthusiasts. The exterior boasts a screened porch, ideal for relaxing evenings, and a detached garage for convenient parking or additional storage. The property is surrounded by mature trees, offering privacy and a serene atmosphere, while sidewalks enhance the neighborhood's appeal. Investors will appreciate the potential for value appreciation in this desirable location, coupled with the charm and functionality of the home. Don't miss out on this unique opportunity to make this property your own!

3. 2026-03-05
   price $123,500 990-char remark

   Show marketing remark (990 chars)

   Discover an exceptional investment opportunity with this 2-bedroom, 2-bathroom detached home, nestled on a generous 0.67-acre lot. Built in 1920, this property combines classic character with modern potential, making it a candidate for both rental income and future appreciation. Step inside to find a warm interior featuring a spacious living room that leads to both the dining area and family room. The eat-in kitchen, equipped with wood cabinets and appliances, is great for culinary enthusiasts. The exterior boasts a screened porch, ideal for relaxing evenings, and a detached garage for convenient parking or additional storage. The property is surrounded by mature trees, offering privacy and a serene atmosphere, while sidewalks enhance the neighborhood's appeal. Investors will appreciate the potential for value appreciation in this desirable location, coupled with the charm and functionality of the home. Don't miss out on this unique opportunity to make this property your own!

4. 2026-03-03
   status Active 990-char remark

   Show marketing remark (990 chars)

   Discover an exceptional investment opportunity with this 2-bedroom, 2-bathroom detached home, nestled on a generous 0.67-acre lot. Built in 1920, this property combines classic character with modern potential, making it a candidate for both rental income and future appreciation. Step inside to find a warm interior featuring a spacious living room that leads to both the dining area and family room. The eat-in kitchen, equipped with wood cabinets and appliances, is great for culinary enthusiasts. The exterior boasts a screened porch, ideal for relaxing evenings, and a detached garage for convenient parking or additional storage. The property is surrounded by mature trees, offering privacy and a serene atmosphere, while sidewalks enhance the neighborhood's appeal. Investors will appreciate the potential for value appreciation in this desirable location, coupled with the charm and functionality of the home. Don't miss out on this unique opportunity to make this property your own!

5. 2026-02-17
   status Pending 990-char remark

   Show marketing remark (990 chars)

   Discover an exceptional investment opportunity with this 2-bedroom, 2-bathroom detached home, nestled on a generous 0.67-acre lot. Built in 1920, this property combines classic character with modern potential, making it a candidate for both rental income and future appreciation. Step inside to find a warm interior featuring a spacious living room that leads to both the dining area and family room. The eat-in kitchen, equipped with wood cabinets and appliances, is great for culinary enthusiasts. The exterior boasts a screened porch, ideal for relaxing evenings, and a detached garage for convenient parking or additional storage. The property is surrounded by mature trees, offering privacy and a serene atmosphere, while sidewalks enhance the neighborhood's appeal. Investors will appreciate the potential for value appreciation in this desirable location, coupled with the charm and functionality of the home. Don't miss out on this unique opportunity to make this property your own!

6. 2026-01-24
   listed $130,000 Active 990-char remark

   Show marketing remark (990 chars)

   Discover an exceptional investment opportunity with this 2-bedroom, 2-bathroom detached home, nestled on a generous 0.67-acre lot. Built in 1920, this property combines classic character with modern potential, making it a candidate for both rental income and future appreciation. Step inside to find a warm interior featuring a spacious living room that leads to both the dining area and family room. The eat-in kitchen, equipped with wood cabinets and appliances, is great for culinary enthusiasts. The exterior boasts a screened porch, ideal for relaxing evenings, and a detached garage for convenient parking or additional storage. The property is surrounded by mature trees, offering privacy and a serene atmosphere, while sidewalks enhance the neighborhood's appeal. Investors will appreciate the potential for value appreciation in this desirable location, coupled with the charm and functionality of the home. Don't miss out on this unique opportunity to make this property your own!

7. 1980-06-30
   soldstatus $10,095

ⓘ 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: $1,103 · $92/mo
• Projected year-2 tax: $1,151 · $96/mo
• Expected delta: +$48/yr (+$4/mo · 4.4%)

ⓘ 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 · 16 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: $16,149
• − Mortgage interest: −$6,162
• − Property taxes: −$1,103
• − Insurance: −$550
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$3,200
• Taxable income: $2,551
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $3,571/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 — Parsonsburg

• Score: 55/100
• State rank: #414
• US rank: #23152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parsonsburg, MD
• Population (ZIP): 3,845

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: Predominantly White (86%)
• Race & ethnicity: White 86% Black 8% Two or more races 5%
• Common ancestry: Russian 7% Italian 4% Slovak 2%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Chinese 1%

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: ▼ -14.76%
• Current HPI: 251.638
• 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

+989.6% since first listed

7 events — show timeline

• 2026-05-11 Pending — BRIGHT MLS
• 2026-04-19 Price Changed $110,000 BRIGHT MLS
• 2026-03-05 Price Changed $123,500 BRIGHT MLS
• 2026-03-03 Relisted — BRIGHT MLS
• 2026-02-17 Pending — BRIGHT MLS
• 2026-01-24 Listed $130,000 BRIGHT MLS
• 1980-06-30 Sold (Public Records) $10,095 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,103 · +1.6% YoY. Source: county tax records.