112 Scottown Rd

Queenstown, MD 21658

$209,000D-

4 bd · 1.0 ba · 1,507 sqft · Built 1972 · SingleFamily · Pending · 60 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,740/mo
• Mortgage (P&I): −$1,096
• Tax + insurance: −$281
• HOA: −$0
• Vac / Maint / Mgmt: −$365
• Net cashflow: $-2/mo
• Annual: $-26/yr
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• 1% rule: 0.83%
• Cash to close: $58,520

Investor read

• This is a 4-bed/1.0-bath single-family listed at $209k.
• At list price, monthly cash flow is $-2 ($-26/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (16.8% below list).
• It's been on market 60 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $174k (16.8% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Location reads 62/100 on livability (#308 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living D, crime D-, amenities F.
• Queen Anne'S County Public Schools (rural): math 22% / reading 39% proficiency, ranked #7 of 24 in MD (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Centreville Elementary School (560 students, 33% FRL); Centreville Middle School (math 12% / reading 40%, grade F, #91 of 225 statewide, top 42%, 481 students, 33% FRL); Queen Anne'S County High School (math 56% / reading 66%, grade C+, #65 of 222 statewide, top 31%, 1,209 students, 37% FRL).
• Zoned-school proficiency averages 44% at this address vs 30% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Queen Anne'S County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 28 active listings in the ZIP; 320 units permitted in Queen Anne's County in 2024 (56 in 5+ unit buildings).
• Climate carrying-cost: major wind risk, 79% 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.

Questions for listing agent

• 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?
• It's been on market 60 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
• Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• Crime grade is D 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?
• 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?
• 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.