425 Button Woods Rd · Elkton, MD 21921

$239,900

3 bd · 1.5 ba · 2,096 sqft · Townhouse public records · 26 Days on market

Built 2000 3,049 sqft lot Est $272k · 12% under

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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).

• Cash flow +14.4/30.0
• ARV discount +12.9/15.0
• DSCR +4.4/10.0
• 1% rule +3.8/10.0
• 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

Smart and spacious EOG Townhome. Three complete and spacious levels, meticulously maintained from the outside in. An open and inviting home that has upgrades galore. .. granite counter tops and new appliances. Spacious living Fresh paint and updated bathrooms. BIG Closets and lots of storage. Lower level is open and ready for you to make with a sliding door that walks out to the level back yard

Key facts

• Oversized closets
• Flexible open space
• End-unit townhome

Tags

• END-UNIT TOWNHOME
• OPEN LAYOUT
• OVERSIZED CLOSETS
• ABUNDANT STORAGE
• FLEXIBLE OPEN SPACE
• LEVEL BACKYARD

Property features AI

Finance

• HOA & community: Ground rent paid annually

Exterior

• Parking: Two total garage/parking spaces; Two parking lot spaces; On-street parking available; Parking lot
• Utilities: Public water; Public sewer; Municipal trash service; Cable, fiber optic, and broadband internet available; Cable TV and phone service available; Natural gas available
• Home design: End of row townhouse; Fee simple ownership; Property condition listed as below average
• Construction: Vinyl siding exterior; Block foundation; Architectural shingle roof; Year built estimated
• Exterior features: Rear yard; Property backs to trees / wooded area; Above-grade other structures

Interior

• Kitchen: Kitchen combined with dining area
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (90% AFUE); Heating fuel: natural gas and electric; Central air conditioning; Ceiling fans; 200+ amp electrical service; Natural gas hot water
• Interior features: Additional stairway; Carpet flooring in some areas; Combination kitchen and dining area; Family room opening off the kitchen; Traditional floor plan; Basement with connecting stairway and partial daylight exposure
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $50 ($605/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (11.7% below list).
• Recommended offer: $212k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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.
• Current owner paid $146k; list at $240k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $211,902 (11.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.88% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $272,480
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Buttonwoods Rd	0.11mi	3/1.5	1,980 (-6%)	0mo	$270,000	$136	86
504 Buttonwoods Rd	0.12mi	3/2.5	2,190 (+4%)	4mo	$270,000	$123	80
611 Buttonwoods Rd	0.07mi	3/1.5	1,920 (-8%)	15mo	$250,000	$130	71

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-37,093
• Equity at exit: $35,770

10-year hold

• IRR: -8.3%
• Equity multiple: 0.49×
• Total profit: $-33,951
• Equity at exit: $20,742

Cash invested: $67,172 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,119 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$266 /mo · $3,187/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $50

Break-even live

Break-even rent $2,055

Max offer price $239,900

Occupancy floor 93%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $239,900 Active 26 DOM
2. 2026-06-17
   days on market $239,900 Active 25 DOM
3. 2026-06-16
   days on market $239,900 Active 24 DOM
4. 2026-06-15
   days on market $239,900 Active 23 DOM
5. 2026-06-13
   days on market $239,900 Active 21 DOM
6. 2026-06-09
   pricedays on market $239,900 Active 17 DOM
7. 2026-06-08
   days on market $245,900 Active 16 DOM
8. 2026-06-07
   days on market $245,900 Active 15 DOM
9. 2026-06-04
   days on market $245,900 Active 12 DOM
10. 2026-06-03
    days on market $245,900 Active 11 DOM
11. 2026-06-02
    days on market $245,900 Active 10 DOM
12. 2026-06-01
    days on market $245,900 Active 9 DOM
13. 2026-05-31
    days on market $245,900 Active 8 DOM
14. 2026-05-23
    listed $245,900 Active
15. 2013-03-06
    historical 398-char remark

    Show marketing remark (398 chars)

    Smart and spacious EOG Townhome. Three complete and spacious levels, meticulously maintained from the outside in. An open and inviting home that has upgrades galore. .. granite counter tops and new appliances. Spacious living Fresh paint and updated bathrooms. BIG Closets and lots of storage. Lower level is open and ready for you to make with a sliding door that walks out to the level back yard

16. 2013-03-06
    soldstatus $146,000

    Show marketing remark (398 chars)

    Smart and spacious EOG Townhome. Three complete and spacious levels, meticulously maintained from the outside in. An open and inviting home that has upgrades galore. .. granite counter tops and new appliances. Spacious living Fresh paint and updated bathrooms. BIG Closets and lots of storage. Lower level is open and ready for you to make with a sliding door that walks out to the level back yard

17. 2013-03-01
    soldstatus $146,000 Sold 398-char remark

    Show marketing remark (398 chars)

    Smart and spacious EOG Townhome. Three complete and spacious levels, meticulously maintained from the outside in. An open and inviting home that has upgrades galore. .. granite counter tops and new appliances. Spacious living Fresh paint and updated bathrooms. BIG Closets and lots of storage. Lower level is open and ready for you to make with a sliding door that walks out to the level back yard

18. 2013-03-01
    soldstatus $146,000 398-char remark

    Show marketing remark (398 chars)

    Smart and spacious EOG Townhome. Three complete and spacious levels, meticulously maintained from the outside in. An open and inviting home that has upgrades galore. .. granite counter tops and new appliances. Spacious living Fresh paint and updated bathrooms. BIG Closets and lots of storage. Lower level is open and ready for you to make with a sliding door that walks out to the level back yard

19. 2013-02-02
    status Contract 398-char remark

    Show marketing remark (398 chars)

    Smart and spacious EOG Townhome. Three complete and spacious levels, meticulously maintained from the outside in. An open and inviting home that has upgrades galore. .. granite counter tops and new appliances. Spacious living Fresh paint and updated bathrooms. BIG Closets and lots of storage. Lower level is open and ready for you to make with a sliding door that walks out to the level back yard

20. 2013-01-28
    historical 398-char remark

    Show marketing remark (398 chars)

    Smart and spacious EOG Townhome. Three complete and spacious levels, meticulously maintained from the outside in. An open and inviting home that has upgrades galore. .. granite counter tops and new appliances. Spacious living Fresh paint and updated bathrooms. BIG Closets and lots of storage. Lower level is open and ready for you to make with a sliding door that walks out to the level back yard

21. 2012-10-12
    price $158,000 398-char remark

    Show marketing remark (398 chars)

    Smart and spacious EOG Townhome. Three complete and spacious levels, meticulously maintained from the outside in. An open and inviting home that has upgrades galore. .. granite counter tops and new appliances. Spacious living Fresh paint and updated bathrooms. BIG Closets and lots of storage. Lower level is open and ready for you to make with a sliding door that walks out to the level back yard

22. 2012-06-26
    listed $162,950 Active 398-char remark

    Show marketing remark (398 chars)

    Smart and spacious EOG Townhome. Three complete and spacious levels, meticulously maintained from the outside in. An open and inviting home that has upgrades galore. .. granite counter tops and new appliances. Spacious living Fresh paint and updated bathrooms. BIG Closets and lots of storage. Lower level is open and ready for you to make with a sliding door that walks out to the level back yard

23. 2012-06-25
    listed $158,000 398-char remark

    Show marketing remark (398 chars)

    Smart and spacious EOG Townhome. Three complete and spacious levels, meticulously maintained from the outside in. An open and inviting home that has upgrades galore. .. granite counter tops and new appliances. Spacious living Fresh paint and updated bathrooms. BIG Closets and lots of storage. Lower level is open and ready for you to make with a sliding door that walks out to the level back yard

24. 2011-10-05
    soldstatus $145,000
25. 2011-09-14
    soldstatus $145,000
26. 2011-09-14
    soldstatus $145,000 Sold
27. 2011-06-16
    status Contingent (No Kick Out)
28. 2011-06-16
    historical Expired
29. 2011-06-16
    historical
30. 2011-03-22
    listed $145,000 Active
31. 2011-03-22
    listed $145,000
32. 2006-01-20
    soldstatus $161,000
33. 2000-05-15
    soldstatus $122,190

ⓘ 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: $3,187 · $266/mo
• Projected year-2 tax: $3,187 · $266/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $25,428
• − Mortgage interest: −$13,438
• − Property taxes: −$3,187
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$6,979
• Taxable loss: −$3,444
• Est. tax savings @ 24.0%: +$827
• After-tax cash flow: $1,431/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

• Census place: Elkton, MD
• 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

+101.2% since first listed

20 events — show timeline

• 2026-05-23 Listed $245,900 BRIGHT MLS
• 2013-03-06 Delisted — MRIS
• 2013-03-06 Sold (Public Records) $146,000 Public Records
• 2013-03-01 Sold (MLS) $146,000 BRIGHT MLS
• 2013-03-01 Sold (MLS) $146,000 MRIS
• 2013-02-02 Pending — MRIS
• 2013-01-28 Listing Removed — BRIGHT MLS
• 2012-10-12 Price Changed $158,000 MRIS
• 2012-06-26 Listed $162,950 MRIS
• 2012-06-25 Listed $158,000 BRIGHT MLS
• 2011-10-05 Sold (Public Records) $145,000 Public Records
• 2011-09-14 Sold (MLS) $145,000 MRIS
• 2011-09-14 Sold (MLS) $145,000 BRIGHT MLS
• 2011-06-16 Pending — MRIS
• 2011-06-16 Delisted — MRIS
• 2011-06-16 Listing Removed — BRIGHT MLS
• 2011-03-22 Listed $145,000 MRIS
• 2011-03-22 Listed $145,000 BRIGHT MLS
• 2006-01-20 Sold (Public Records) $161,000 Public Records
• 2000-05-15 Sold (Public Records) $122,190 Public Records

Property tax history

+2.1%/yr

Latest (2025): $3,187 · +25.5% YoY. Source: county tax records.