210 Mount Olive Cemetery Rd · Goldsboro, MD 19943

$123,456

3 bd · 1.5 ba · 2,620 sqft · SingleFamily public records · 16 Days on market

Built 1800 7.80 ac lot $47/sqft · 67% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR ALERT!!! Historic farmhouse in the CR School District with tons of potential for the right buyer! With close to 8 acres of land to call your own, you must take a look! Parcel is split across Mt. Olive with approximately 5 acres on one side and the remaining plot with home and outbuildings on the other. Large plot was farmed until winter 2016. Small cemetery on property as well. Cash buyers encouraged. Being sold in "AS IS" condition.

Key facts

• 7.8 acre lot
• 3 garage spots
• Built 1800

Tags

• 8 ACRES IN KENT COUNTY

Property features AI

Exterior

• Parking: Detached 3-car garage; Driveway with space for about 10 vehicles; Total of 13 garage/parking spaces
• Utilities: Well water; Private septic tank; Electric service for heating, cooling, and hot water
• Home design: Detached structure; Finished above-grade living area listed (source: assessor)
• Construction: Brick construction; Asphalt roof; Crawl space foundation; Year built (source: assessor)
• Exterior features: Lot dimensions listed as 1.00 x 0.00; Tidal water: No; Other structures: Above grade, Below grade

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Four bedrooms on the upper level
• Flooring: Hardwood
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Electric heating (type listed as Other); Wall unit cooling (electric)
• Interior features: Hardwood flooring; Living Room; Dining Room; Kitchen; No basement
• Laundry & utility: Hot water: Electric

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $123k).
• Recommended offer: $122k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#422 in MD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• Caesar Rodney School District (suburban): math 26% / reading 49% proficiency, ranked #9 of 26 in DE (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1,201 units permitted in Kent County in 2024 (116 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $854 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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: built in 1800 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% 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 $121,604 (1.5% below list)

Questions for the listing agent

1. Built in 1800 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.17%
• DSCR: 1.94
• GRM: 5.7

CMA / ARV

• ARV (median comp): $320,705
• List price: $123,456
• Delta: -61.50%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Mount Olive Cemetery Rd	0.00mi	4/2.0 (+1)	2,240 (-14%)	0mo	$185,000	$83	69

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: 13.6%
• Equity multiple: 1.54×
• Total profit: $18,836
• Equity at exit: $18,408

10-year hold

• IRR: 22.5%
• Equity multiple: 2.92×
• Total profit: $66,410
• Equity at exit: $10,674

Cash invested: $34,568 (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 19943

• Home prices YoY: -14.3%
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,792 medium
• Mortgage (P&I): −$647
• Tax from tax record: −$107 /mo · $1,286/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $610

Break-even live

Break-even rent $1,020

Max offer price $123,456

Occupancy floor 61%

Sensitivity live

Price	-10% $680	-5% $645	+0% $610	+5% $575	+10% $540
Rent	-10% $468	-5% $539	+0% $610	+5% $681	+10% $751
Rate	-1.0pp $672	-0.5pp $641	base $610	+0.5pp $578	+1.0pp $545

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: $30,864
• Closing costs: $3,704
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-17
   status Pending 404-char remark
2. 2026-05-01
   listed $123,456 Active 404-char remark
3. 2017-07-17
   soldstatus $75,000
4. 2017-07-14
   soldstatus $75,000 Sold 464-char remark

   Show marketing remark (461 chars)

   INVESTOR ALERT!!! Historic farmhouse in the CR School District with tons of potential for the right buyer! With close to 8 acres of land to call your own, you must take a look! Parcel is split across Mt. Olive with approximately 5 acres on one side and the remaining plot with home and outbuildings on the other. Large plot was farmed until winter 2016. Small cemetery on property as well. Cash buyers encouraged. Being sold in "AS IS" condition.

5. 2017-07-14
   soldstatus $75,000

   Show marketing remark (461 chars)

   INVESTOR ALERT!!! Historic farmhouse in the CR School District with tons of potential for the right buyer! With close to 8 acres of land to call your own, you must take a look! Parcel is split across Mt. Olive with approximately 5 acres on one side and the remaining plot with home and outbuildings on the other. Large plot was farmed until winter 2016. Small cemetery on property as well. Cash buyers encouraged. Being sold in "AS IS" condition.

6. 2017-05-26
   status Under Contract 464-char remark

   Show marketing remark (464 chars)

   INVESTOR ALERT!!! Historic farmhouse in the CR School District with tons of potential for the right buyer! With close to 8 acres of land to call your own, you must take a look! Parcel is split across Mt. Olive with approximately 5 acres on one side and the remaining plot with home and outbuildings on the other. Large plot was farmed until winter 2016. Small cemetery on property as well. Cash buyers encouraged. Being sold in "AS IS" condition.

7. 2017-05-16
   listed $100,000 Active 464-char remark

   Show marketing remark (464 chars)

   INVESTOR ALERT!!! Historic farmhouse in the CR School District with tons of potential for the right buyer! With close to 8 acres of land to call your own, you must take a look! Parcel is split across Mt. Olive with approximately 5 acres on one side and the remaining plot with home and outbuildings on the other. Large plot was farmed until winter 2016. Small cemetery on property as well. Cash buyers encouraged. Being sold in "AS IS" condition.

8. 2017-05-15
   listed $100,000

   Show marketing remark (461 chars)

   INVESTOR ALERT!!! Historic farmhouse in the CR School District with tons of potential for the right buyer! With close to 8 acres of land to call your own, you must take a look! Parcel is split across Mt. Olive with approximately 5 acres on one side and the remaining plot with home and outbuildings on the other. Large plot was farmed until winter 2016. Small cemetery on property as well. Cash buyers encouraged. Being sold in "AS IS" condition.

ⓘ 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: $1,286 · $107/mo
• Projected year-2 tax: $1,316 · $110/mo
• Expected delta: +$30/yr (+$2/mo · 2.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $21,508
• − Mortgage interest: −$6,915
• − Property taxes: −$1,286
• − Insurance: −$617
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$3,591
• Taxable income: $5,656
• Est. tax owed @ 24.0%: −$1,357
• After-tax cash flow: $5,961/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: Caesar Rodney School District
• NCES district ID: 1000180
• Math proficiency: 26% ▼ -21.00%
• Reading proficiency: 49% ▼ -14.00%
• Median HH income: $61,187
• Composite: 33.4/100
• National rank: #5475
• State rank: #9 of 26 in DE

Livability — Goldsboro

• Score: 54/100
• State rank: #422
• US rank: #23778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,167

Population outlook (Kent County) Hauer SSP2

• Today (2025): 194,477 people
• By 2030: 204,351 · +5.1%
• By 2040: 222,135 · +14.2%
• By 2050: 236,483 · +21.6%
• By 2075: 266,327 · +36.9%
• By 2100: 275,335 · +41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 18% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Scotch-Irish 2% Portuguese 2% Romanian 2%
• Foreign-born: 3% · Canada, China, Jamaica
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Kent

• 2024 margin: Toss-up / Even · D 50.2% · R 48.2% · Other 1.7%
• 2008→2024 swing: -7.8pp toward R · 2008: 9.8pp · 2024: 2.0pp
• All cycles: 2024: D+2.0 2020: D+4.1 2016: R+4.9 2012: D+4.9 2008: D+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.03%
• Current HPI: 209.4766
• 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

+85.0% since first listed

9 events — show timeline

• 2026-06-15 Sold (MLS) $185,000 BRIGHT MLS
• 2026-05-17 Pending — BRIGHT MLS
• 2026-05-01 Listed $123,456 BRIGHT MLS
• 2017-07-17 Sold (Public Records) $75,000 Public Records
• 2017-07-14 Sold (MLS) $75,000 BRIGHT MLS
• 2017-07-14 Sold (MLS) $75,000 TREND
• 2017-05-26 Pending — TREND
• 2017-05-16 Listed $100,000 TREND
• 2017-05-15 Listed $100,000 BRIGHT MLS

Property tax history

+4.5%/yr

Latest (2025): $1,286 · +0.4% YoY. Source: county tax records.