626 Augustine Herman Hwy · Elkton, MD 21921

$75,000

3 bd · 2.0 ba · 2,592 sqft · SingleFamily public records · 24 Days on market

Built 1950 1.00 ac lot $29/sqft · 82% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Reduced! Affordable Three bedroom home on an acre with detached garage and no HOA. Amenities include a fireplace, stamped concrete patio, and updated bathroom. Shopping and restaurants are close in nearby Elkton and Chesapeake City. This is a Fannie Mae Homepath property. Submit all offers on Homepath site.

Key facts

• Double vanity
• Brick fireplace
• Jacuzzi style tub

Tags

• BRICK FIREPLACE
• DOUBLE VANITY
• JACUZZI STYLE TUB
• STAINLESS STEEL REFRIGERATOR
• STAMPED CONCRETE PATIO

Property features AI

Exterior

• Parking: Detached garage (front entry) with 2 garage spaces
• Utilities: Water: Well; Sewer: Septic; Electric hot water and electric heating/cooling
• Home design: Detached structure; Above-grade finished living area reported
• Construction: Frame construction; Crawl space foundation; Other structures listed as above grade and below grade; Built year source: Assessor
• Exterior features: Not in a federal flood zone; No basement (no below-grade living area indicated)

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Two bedrooms on the upper level; One bedroom on the main level; Rooms include: Living Room, Dining Room, Master Bedroom, Bedroom 2, Kitchen, Bedroom 1
• Bathrooms: Two full bathrooms on the main level; Two full bathrooms total
• Heating & cooling: Heat pump heating; Electric heating fuel; Cooling: Other (electric)
• Interior features: Has 1 fireplace
• Laundry & utility: Hot water: Electric

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.5% vs local median 4.1% in Elkton — 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 65/100 on livability (#261 in MD) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools F, crime F, commute F.
• Cecil County Public Schools (rural): math 15% / reading 30% proficiency, ranked #15 of 24 in MD (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.3%/yr); 204 active listings in the ZIP; solid renter incomes; 563 units permitted in Cecil County in 2024 (330 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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: property tax is 2.9% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.73% ✓
• Cap rate: 22.51%
• Cash-on-cash: 57.91%
• DSCR: 3.58
• GRM: 3.0

CMA / ARV

• ARV (median comp): $416,440
• List price: $75,000
• Delta: -81.99%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Perch Creek Rd	0.64mi	3/2.0	2,394 (-8%)	18mo	$415,000	$173	43
508 Hetty Boulden Ln	0.73mi	4/2.5 (+1)	2,340 (-10%)	1mo	$416,440	$178	42

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: 55.7%
• Equity multiple: 3.43×
• Total profit: $51,084
• Equity at exit: $11,183

10-year hold

• IRR: 60.4%
• Equity multiple: 6.82×
• Total profit: $122,301
• Equity at exit: $6,485

Cash invested: $21,000 (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 21921

• Rents YoY: 2.3%
• Active inventory: 204
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$182 /mo · $2,179/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $1,013

Break-even live

Break-even rent $767

Max offer price $75,000

Occupancy floor 46%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-29
   listed $75,000 Active 974-char remark
2. 2020-08-05
   soldstatus $97,000 Closed 315-char remark

   Show marketing remark (315 chars)

   Price Reduced! Affordable Three bedroom home on an acre with detached garage and no HOA. Amenities include a fireplace, stamped concrete patio, and updated bathroom. Shopping and restaurants are close in nearby Elkton and Chesapeake City. This is a Fannie Mae Homepath property. Submit all offers on Homepath site.

3. 2020-07-20
   status Pending 315-char remark

   Show marketing remark (315 chars)

   Price Reduced! Affordable Three bedroom home on an acre with detached garage and no HOA. Amenities include a fireplace, stamped concrete patio, and updated bathroom. Shopping and restaurants are close in nearby Elkton and Chesapeake City. This is a Fannie Mae Homepath property. Submit all offers on Homepath site.

4. 2020-07-14
   historical Active Under Contract 315-char remark

   Show marketing remark (315 chars)

   Price Reduced! Affordable Three bedroom home on an acre with detached garage and no HOA. Amenities include a fireplace, stamped concrete patio, and updated bathroom. Shopping and restaurants are close in nearby Elkton and Chesapeake City. This is a Fannie Mae Homepath property. Submit all offers on Homepath site.

5. 2020-06-12
   price $109,900 315-char remark

   Show marketing remark (315 chars)

   Price Reduced! Affordable Three bedroom home on an acre with detached garage and no HOA. Amenities include a fireplace, stamped concrete patio, and updated bathroom. Shopping and restaurants are close in nearby Elkton and Chesapeake City. This is a Fannie Mae Homepath property. Submit all offers on Homepath site.

6. 2020-06-08
   status Active 315-char remark

   Show marketing remark (315 chars)

   Price Reduced! Affordable Three bedroom home on an acre with detached garage and no HOA. Amenities include a fireplace, stamped concrete patio, and updated bathroom. Shopping and restaurants are close in nearby Elkton and Chesapeake City. This is a Fannie Mae Homepath property. Submit all offers on Homepath site.

7. 2020-05-29
   status Pending 315-char remark

   Show marketing remark (315 chars)

   Price Reduced! Affordable Three bedroom home on an acre with detached garage and no HOA. Amenities include a fireplace, stamped concrete patio, and updated bathroom. Shopping and restaurants are close in nearby Elkton and Chesapeake City. This is a Fannie Mae Homepath property. Submit all offers on Homepath site.

8. 2020-05-15
   historical Active Under Contract 315-char remark

   Show marketing remark (315 chars)

   Price Reduced! Affordable Three bedroom home on an acre with detached garage and no HOA. Amenities include a fireplace, stamped concrete patio, and updated bathroom. Shopping and restaurants are close in nearby Elkton and Chesapeake City. This is a Fannie Mae Homepath property. Submit all offers on Homepath site.

9. 2020-05-04
   price $114,500 315-char remark

   Show marketing remark (315 chars)

   Price Reduced! Affordable Three bedroom home on an acre with detached garage and no HOA. Amenities include a fireplace, stamped concrete patio, and updated bathroom. Shopping and restaurants are close in nearby Elkton and Chesapeake City. This is a Fannie Mae Homepath property. Submit all offers on Homepath site.

10. 2020-04-04
    listed $119,900 Active 315-char remark

    Show marketing remark (315 chars)

    Price Reduced! Affordable Three bedroom home on an acre with detached garage and no HOA. Amenities include a fireplace, stamped concrete patio, and updated bathroom. Shopping and restaurants are close in nearby Elkton and Chesapeake City. This is a Fannie Mae Homepath property. Submit all offers on Homepath site.

11. 1994-12-29
    soldstatus $58,000
12. 1976-05-14
    soldstatus $22,036

ⓘ 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: $2,179 · $182/mo
• Projected year-2 tax: $2,179 · $182/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,602
• − Mortgage interest: −$4,201
• − Property taxes: −$2,179
• − Insurance: −$375
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$2,182
• Taxable income: $11,728
• Est. tax owed @ 24.0%: −$2,815
• After-tax cash flow: $9,346/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: Cecil County Public Schools
• NCES district ID: 2400240
• Math proficiency: 15% ▼ -21.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $66,544
• Composite: 21.51/100
• National rank: #8322
• State rank: #15 of 24 in MD

Livability — Elkton

• Score: 65/100
• State rank: #261
• US rank: #13293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cecil County · 65,041 people
• City population: 45,527
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 45,527
• Household income: $85,775
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 1438.0

Population outlook (Cecil County) Hauer SSP2

• Today (2025): 105,877 people
• By 2030: 106,905 · +1.0%
• By 2040: 107,156 · +1.2%
• By 2050: 104,170 · -1.6%
• By 2075: 95,771 · -9.5%
• By 2100: 82,381 · -22.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 9% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Cecil

• 2024 margin: Solid R (+30.9) · D 33.5% · R 64.4% · Other 2.1%
• 2008→2024 swing: -16.3pp toward R · 2008: -14.6pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+26.6 2016: R+35.3 2012: R+20.4 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -192.67%
• Current HPI: 253.7641
• Rent YoY: ▲ 2.32%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-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

+240.4% since first listed

13 events — show timeline

• 2026-05-24 Pending — BRIGHT MLS
• 2026-04-29 Listed $75,000 BRIGHT MLS
• 2020-08-05 Sold (MLS) $97,000 BRIGHT MLS
• 2020-07-20 Pending — BRIGHT MLS
• 2020-07-14 Contingent — BRIGHT MLS
• 2020-06-12 Price Changed $109,900 BRIGHT MLS
• 2020-06-08 Relisted — BRIGHT MLS
• 2020-05-29 Pending — BRIGHT MLS
• 2020-05-15 Contingent — BRIGHT MLS
• 2020-05-04 Price Changed $114,500 BRIGHT MLS
• 2020-04-04 Listed $119,900 BRIGHT MLS
• 1994-12-29 Sold (Public Records) $58,000 Public Records
• 1976-05-14 Sold (Public Records) $22,036 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,179 · +25.6% YoY. Source: county tax records.