9701 Village Ln #5 · West Ocean City, MD 21842

$342,900

3 bd · 2.5 ba · 1,768 sqft · Condo · 142 Days on market

Built 2006 Good condition $194/sqft · 11% below area Est $387k · 11% under $525/mo HOA · 18% of rent ↓ 3% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +12.6/15.0
• Cash flow +6.8/30.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your perfect coastal retreat in the sought-after Ocean Village community! This beautifully maintained 3-bedroom, 2.5-bath townhouse offers the ideal blend of comfort, convenience, and coastal charm just minutes from the beach. Step inside to an inviting open floor plan featuring a spacious living area with a cozy gas fireplace. The bright and airy layout flows seamlessly into the kitchen and sunroom, creating the perfect space for entertaining or everyday living. The kitchen is designed for gathering, featuring a large island with breakfast bar seating, Corian countertops, and ceramic tile flooring, along with plenty of prep and storage space. The sunroom adds extra living space and peaceful views of the surrounding community. Upstairs, the primary suite is a private sanctuary with double closets, a private bath, and its own balcony overlooking the tranquil pond. Two additional bedrooms and a full bath provide comfortable accommodations for family and guests. Outdoor living is just as inviting with composite decking on the front porch and rear deck, perfect for enjoying morning coffee or evening breezes. The home also features large exterior storage for beach gear and outdoor essentials. Ideally located, this unit overlooks a peaceful pond and is just steps from the community pool. You’ll love the convenience of nearby restaurants, shopping, and the beautiful marina. Plus, you're only minutes from Ocean City’s beaches and the famous boardwalk. Whether you're looking for a vacation getaway, investment property, or year-round residence, this is the perfect place to relax and enjoy the coastal lifestyle. Don’t miss this opportunity to own your own piece of Ocean City paradise!

Key facts

• $525 HOA
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $343k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-532 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (12.8% below list).
• Recommended offer: $266k (22.5% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 2.8% in West Ocean City — 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 78/100 on livability (#69 in MD, #2,499 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities C-, commute F, cost of living D-.
• 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.
• Zoned schools: Ocean City Elementary (math 37% / reading 47%, grade F, #84 of 860 statewide, top 10%, 521 students, 44% FRL); Stephen Decatur Middle (math 24% / reading 43%, grade F, #53 of 225 statewide, top 24%, 697 students, 50% FRL); Stephen Decatur High (math 64% / reading 78%, grade B+, #37 of 222 statewide, top 17%, 1,431 students, 42% FRL).
• Market conditions: 772 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 354 units permitted in Worcester County in 2024 (6 in 5+ unit buildings).
• This rent runs 45% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 142 days — a 12% lower offer ($302k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,901 (22.5% 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 142 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.65%
• DSCR: 0.70
• GRM: 9.6

CMA / ARV

• ARV (median comp): $387,212
• List price: $342,900
• Delta: -10.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9729 Village Ln Unit 9715B	0.09mi	3/2.5	1,768 (0%)	3mo	$347,000	$196	94
12 Coastal Dr	0.66mi	3/2.0	1,728 (-2%)	1mo	$360,000	$208	62
18 Coastal Dr	0.65mi	3/2.0	1,648 (-7%)	1mo	$335,000	$203	56
12704 Whisper Trce	0.83mi	3/2.0	1,639 (-7%)	2mo	$565,000	$345	49
16 Windswept Dr	0.78mi	3/2.0	1,528 (-14%)	1mo	$412,500	$270	40
10800 Navy Page Ln #104	1.11mi	3/2.5	2,133 (+21%)	2mo	$549,000	$257	39
10 Windswept Dr	0.75mi	3/2.0	1,456 (-18%)	1mo	$385,777	$265	38
13005-UNIT 5 Bowline Ln #5	0.86mi	3/3.5	2,160 (+22%)	2mo	$592,000	$274	34
12435 Salisbury Rd	1.28mi	4/2.0 (+1)	1,500 (-15%)	3mo	$355,000	$237	31
12907 Sand Bar Ln #2	0.91mi	4/3.5 (+1)	2,135 (+21%)	2mo	$705,000	$330	29
13006 Bowline Ln #4	0.86mi	4/3.5 (+1)	2,160 (+22%)	2mo	$635,000	$294	29
12910-2 Sand Bar Ln #2	0.96mi	4/3.5 (+1)	2,135 (+21%)	2mo	$580,000	$272	29

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: -27.6%
• Equity multiple: 0.07×
• Total profit: $-89,088
• Equity at exit: $51,128

10-year hold

• IRR: -25.5%
• Equity multiple: -0.25×
• Total profit: $-119,722
• Equity at exit: $29,648

Cash invested: $96,012 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $539,950 ($248/sqft)
• Median days on market: 100 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -11.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 21842

• Home prices YoY: -5.0%
• Active inventory: 772
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,991 medium
• Mortgage (P&I): −$1,798
• Tax est. 1.5%: −$429 /mo · $5,144/yr
• Insurance: −$143
• HOA: −$525
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $-532

Break-even live

Break-even rent $3,664

Max offer price $265,901

Occupancy floor —

Sensitivity live

Price	-10% $-295	-5% $-414	+0% $-532	+5% $-651	+10% $-769
Rent	-10% $-768	-5% $-650	+0% $-532	+5% $-414	+10% $-296
Rate	-1.0pp $-359	-0.5pp $-445	base $-532	+0.5pp $-621	+1.0pp $-711

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: $85,725
• Closing costs: $10,287
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13002 Bowline Ln #5 Ocean City, MD	4.0	3.5	2160	$3,500	$1.62	93d	1	0.84mi
17 White Crane Dr Berlin, MD	4.0	3.0	1900	$3,200	$1.68	70d	1	1.00mi

HOA detail $525/mo · $6,300/yr condo

• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $342,900 Active 142 DOM
2. 2026-08-07
   pricedays on market $342,900 Active 141 DOM
3. 2026-08-06
   days on market $347,900 Active 140 DOM
4. 2026-08-05
   days on market $347,900 Active 139 DOM
5. 2026-08-04
   days on market $347,900 Active 138 DOM
6. 2026-08-03
   days on market $347,900 Active 137 DOM
7. 2026-07-31
   days on market $347,900 Active 134 DOM
8. 2026-07-30
   days on market $347,900 Active 133 DOM
9. 2026-07-29
   days on market $347,900 Active 132 DOM
10. 2026-07-27
    days on market $347,900 Active 130 DOM
11. 2026-07-25
    days on market $347,900 Active 128 DOM
12. 2026-07-24
    days on market $347,900 Active 127 DOM
13. 2026-07-23
    days on market $347,900 Active 126 DOM
14. 2026-07-22
    days on market $347,900 Active 125 DOM
15. 2026-07-21
    days on market $347,900 Active 124 DOM
16. 2026-07-18
    days on market $347,900 Active 121 DOM
17. 2026-07-16
    days on market $347,900 Active 119 DOM
18. 2026-07-16
    days on market $347,900 Active 118 DOM
19. 2026-07-14
    days on market $347,900 Active 117 DOM
20. 2026-07-13
    days on market $347,900 Active 116 DOM
21. 2026-07-12
    days on market $347,900 Active 115 DOM
22. 2026-07-11
    days on market $347,900 Active 114 DOM
23. 2026-07-10
    days on market $347,900 Active 113 DOM
24. 2026-07-09
    days on market $347,900 Active 112 DOM
25. 2026-07-08
    days on market $347,900 Active 111 DOM
26. 2026-07-07
    days on market $347,900 Active 110 DOM
27. 2026-07-06
    days on market $347,900 Active 109 DOM
28. 2026-07-05
    days on market $347,900 Active 108 DOM
29. 2026-07-04
    days on market $347,900 Active 107 DOM
30. 2026-07-03
    days on market $347,900 Active 106 DOM
31. 2026-07-03
    price $347,900 Active 105 DOM
32. 2026-07-02
    days on market $352,900 Active 105 DOM
33. 2026-07-01
    days on market $352,900 Active 104 DOM
34. 2026-06-30
    days on market $352,900 Active 103 DOM
35. 2026-06-29
    days on market $352,900 Active 102 DOM
36. 2026-06-28
    days on market $352,900 Active 101 DOM
37. 2026-06-28
    days on market $352,900 Active 100 DOM
38. 2026-06-27
    days on market $352,900 Active 99 DOM
39. 2026-06-25
    days on market $352,900 Active 97 DOM
40. 2026-06-23
    days on market $352,900 Active 95 DOM
41. 2026-06-22
    days on market $352,900 Active 94 DOM
42. 2026-06-18
    days on market $352,900 Active 91 DOM
43. 2026-06-17
    days on market $352,900 Active 90 DOM
44. 2026-06-16
    price $352,900 Active 89 DOM
45. 2026-06-16
    days on market $362,900 Active 89 DOM
46. 2026-06-15
    days on market $362,900 Active 88 DOM
47. 2026-06-14
    days on market $362,900 Active 86 DOM
48. 2026-06-13
    days on market $362,900 Active 85 DOM
49. 2026-06-10
    days on market $362,900 Active 83 DOM
50. 2026-06-09
    days on market $362,900 Active 82 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥101°F today · 17 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: $35,887
• − Mortgage interest: −$19,208
• − Property taxes: −$5,144
• − Insurance: −$1,714
• − Repairs & maintenance: −$2,871
• − Management: −$2,871
• − HOA: −$6,300
• − Depreciation: −$9,975
• Taxable loss: −$12,196
• Est. tax savings @ 24.0%: +$2,927
• After-tax cash flow: $-3,459/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $8,840–$26,520 screening

This well-maintained 3-bedroom townhouse in the Ocean Village community offers a perfect blend of comfort and coastal charm, with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Reorganizing kitchen cabinets for better storage — Improves functionality and visual appeal. ↑
• Both Upgrading kitchen appliances — Modernizes the space and adds value for potential buyers/renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Ocean City Elementary F MD #84/860 Nat'l #17,861/41,679 Middle Stephen Decatur Middle F MD #53/225 Nat'l #7,937/14,009 High Stephen Decatur High B+ MD #37/222 Nat'l #2,035/17,239

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

B Composite livability gradescore 78/100

Livability — West Ocean City

• Score: 78/100
• State rank: #69
• US rank: #2499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Ocean City, MD
• County: Worcester County · 51,363 people
• Metro: Salisbury, MD-DE
• Population (ZIP): 11,226
• Household income: $79,876
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 5% Black 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 87% English-only · Spanish 7% Russian/Polish/Slavic 3% Other Indo-European 2%

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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: ▼ -25.65%
• Current HPI: 482.18
• Rent YoY: —
• Metro: Salisbury, MD-DE
• State GDP YoY: ▲ 2.97%
• F500 in state: 12

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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

-3.2% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $362,900 BRIGHT MLS
• 2026-04-21 Price Changed $372,900 BRIGHT MLS
• 2026-03-20 Listed $374,900 BRIGHT MLS
• 2026-03-17 Coming Soon $374,900 BRIGHT MLS