21324 Persimmon Dr · Tolchester, MD 21620

$124,900

2 bd · 1.0 ba · 1,232 sqft · Townhouse public records · 64 Days on market

Built 1955 2,160 sqft lot $101/sqft · 20% below area Est $157k · 20% under $75/mo HOA · 4% of rent

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Why this score? — see what drove the B 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 level townhome in sought after Tolchester Village! Features a terrific open kitchen with stainless steel appliances, nice living room/dining room combination with a slider to the patio. Bedrooms are good sized and have vaulted ceilings! Tolchester Village is a quaint community that underwent a complete renovation in 2021. Public water and sewer! Common areas include a playground. Affordable, beautiful, and low maintenance!!This property is being sold as-is, property is lender-owned and US Bank is making no representations or warranties.

Key facts

• Slider to patio
• Complete renovation
• Vaulted ceilings

Tags

• OPEN KITCHEN
• STAINLESS STEEL APPLIANCES
• SLIDER TO PATIO
• VAULTED CEILINGS
• COMPLETE RENOVATION
• PUBLIC WATER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#368 in MD) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: crime C-, cost of living D, amenities F.
• Kent County Public Schools (rural): math 10% / reading 28% proficiency, ranked #20 of 24 in MD (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 126 active listings in the ZIP; solid renter incomes; 50 units permitted in Kent County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kent County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.34% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.29%
• DSCR: 1.64
• GRM: 6.2

CMA / ARV

• ARV (median comp): $156,902
• List price: $124,900
• Delta: -20.40%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21324 Persimmon Dr	0.00mi	2/1.0	1,232 (0%)	0mo	$112,500	$91	100
21316 Persimmon Dr	0.00mi	2/1.0	1,232 (0%)	4mo	$160,000	$130	96
21317 Persimmon Dr	0.03mi	2/1.0	1,269 (+3%)	9mo	$191,000	$151	86
21345 Persimmon Dr	0.03mi	2/1.0	1,232 (0%)	19mo	$152,881	$124	83
21320 Persimmon Dr Lot 9	0.01mi	2/1.0	1,232 (0%)	21mo	$165,000	$134	83
21313 Persimmon Dr #24	0.01mi	3/1.0 (+1)	1,350 (+10%)	14mo	$195,000	$144	67

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: 4.7%
• Equity multiple: 1.18×
• Total profit: $6,341
• Equity at exit: $18,623

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $39,890
• Equity at exit: $10,799

Cash invested: $34,972 (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 21620

• Home prices YoY: -5.3%
• Active inventory: 126
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$52
• HOA: −$75
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $417

Break-even live

Break-even rent $1,146

Max offer price $124,900

Occupancy floor 70%

Sensitivity live

Price	-10% $487	-5% $452	+0% $417	+5% $381	+10% $346
Rent	-10% $284	-5% $350	+0% $417	+5% $483	+10% $549
Rate	-1.0pp $479	-0.5pp $448	base $417	+0.5pp $384	+1.0pp $351

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: watersewer

Listing history 6 events

1. 2026-05-07
   status Pending 545-char remark

   Show marketing remark (545 chars)

   2 level townhome in sought after Tolchester Village! Features a terrific open kitchen with stainless steel appliances, nice living room/dining room combination with a slider to the patio. Bedrooms are good sized and have vaulted ceilings! Tolchester Village is a quaint community that underwent a complete renovation in 2021. Public water and sewer! Common areas include a playground. Affordable, beautiful, and low maintenance!!This property is being sold as-is, property is lender-owned and US Bank is making no representations or warranties.

2. 2026-04-29
   price $124,900 545-char remark

   Show marketing remark (545 chars)

   2 level townhome in sought after Tolchester Village! Features a terrific open kitchen with stainless steel appliances, nice living room/dining room combination with a slider to the patio. Bedrooms are good sized and have vaulted ceilings! Tolchester Village is a quaint community that underwent a complete renovation in 2021. Public water and sewer! Common areas include a playground. Affordable, beautiful, and low maintenance!!This property is being sold as-is, property is lender-owned and US Bank is making no representations or warranties.

3. 2026-04-01
   price $136,800 545-char remark

   Show marketing remark (545 chars)

   2 level townhome in sought after Tolchester Village! Features a terrific open kitchen with stainless steel appliances, nice living room/dining room combination with a slider to the patio. Bedrooms are good sized and have vaulted ceilings! Tolchester Village is a quaint community that underwent a complete renovation in 2021. Public water and sewer! Common areas include a playground. Affordable, beautiful, and low maintenance!!This property is being sold as-is, property is lender-owned and US Bank is making no representations or warranties.

4. 2026-03-03
   listed $152,000 Active 545-char remark

   Show marketing remark (545 chars)

   2 level townhome in sought after Tolchester Village! Features a terrific open kitchen with stainless steel appliances, nice living room/dining room combination with a slider to the patio. Bedrooms are good sized and have vaulted ceilings! Tolchester Village is a quaint community that underwent a complete renovation in 2021. Public water and sewer! Common areas include a playground. Affordable, beautiful, and low maintenance!!This property is being sold as-is, property is lender-owned and US Bank is making no representations or warranties.

5. 2021-04-23
   soldstatus $122,900
6. 2012-12-21
   soldstatus $378,000

ⓘ 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: $1,476 · $123/mo
• Projected year-2 tax: $1,476 · $123/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,075
• − Mortgage interest: −$6,996
• − Property taxes: −$1,476
• − Insurance: −$624
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − HOA: −$900
• − Depreciation: −$3,633
• Taxable income: $3,232
• Est. tax owed @ 24.0%: −$776
• After-tax cash flow: $4,223/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: Kent County Public Schools
• NCES district ID: 2400450
• Math proficiency: 10% ▼ -13.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $53,748
• Composite: 17.37/100
• National rank: #9072
• State rank: #20 of 24 in MD

Livability — Tolchester

• Score: 59/100
• State rank: #368
• US rank: #19849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kent County · 13,810 people
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 13,810
• Household income: $80,530
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 444.0

Population outlook (Kent County) Hauer SSP2

• Today (2025): 18,915 people
• By 2030: 18,192 · -3.8%
• By 2040: 16,601 · -12.2%
• By 2050: 15,089 · -20.2%
• By 2075: 12,441 · -34.2%
• By 2100: 10,191 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 14% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Kent

• 2024 margin: Toss-up / Even · D 47.4% · R 50.2% · Other 2.3%
• 2008→2024 swing: -3.3pp toward R · 2008: 0.5pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.2 2016: R+4.6 2012: R+0.9 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.95%
• Current HPI: 286.6638
• Rent YoY: —
• Metro: Baltimore-Columbia-Towson, MD
• 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

-67.0% since first listed

6 events — show timeline

• 2026-05-07 Pending — BRIGHT MLS
• 2026-04-29 Price Changed $124,900 BRIGHT MLS
• 2026-04-01 Price Changed $136,800 BRIGHT MLS
• 2026-03-03 Listed $152,000 BRIGHT MLS
• 2021-04-23 Sold (Public Records) $122,900 Public Records
• 2012-12-21 Sold (Public Records) $378,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $1,476 · +9.8% YoY. Source: county tax records.