30432 Oak St · Princess Anne, MD 21853

$148,900

4 bd · 2.0 ba · 2,338 sqft · Other public records · 433 Days on market

Built 1910 8,970 sqft lot $64/sqft · 39% below area Est $243k · 39% under

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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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +7.5/10.0
• 1% rule +7.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Huge price adjustment, a lot of house for the value. Waiting on the new owner to recognize the work that has been done to this grand lady. Up-dates have included central air and heat, dual zone, and new windows, just to name a few. The original hardwood floors are under the carpet. Large rooms and an eat in kitchen with a screened porch off the back. Rare for in town a nice garage for tools and lawn equipment. The home just needs some TLC to be back to the lovely home it can be. This may be an assumable VA loan.

Key facts

• Central air and heat
• Eat in kitchen
• Screened porch

Tags

• CENTRAL AIR AND HEAT
• DUAL ZONE
• NEW WINDOWS
• ORIGINAL HARDWOOD FLOORS
• EAT IN KITCHEN
• SCREENED PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $149k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.6% in Princess Anne — 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 53/100 on livability (#431 in MD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: housing C-, schools F, crime F.
• Somerset County Public Schools (town): math 12% / reading 23% proficiency, ranked #22 of 24 in MD (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 58 active listings in the ZIP; 49 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.0% local appreciation)).
• Somerset County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 433 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 22y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $117k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• 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 $131,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 433 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.00%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (median comp): $242,641
• List price: $148,900
• Delta: -38.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

5.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.58×
• Total profit: $65,681
• Equity at exit: $84,822

10-year hold

• IRR: 24.2%
• Equity multiple: 5.11×
• Total profit: $171,538
• Equity at exit: $146,758

Cash invested: $41,692 (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 21853

• Home prices YoY: 1.8%
• Active inventory: 58
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,790 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $486

Break-even live

Break-even rent $1,175

Max offer price $148,900

Occupancy floor 68%

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: $37,225
• Closing costs: $4,467
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $148,900 Active 433 DOM
2. 2026-06-17
   days on market $148,900 Active 432 DOM
3. 2026-06-16
   days on market $148,900 Active 431 DOM
4. 2026-06-15
   days on market $148,900 Active 430 DOM
5. 2026-06-14
   days on market $148,900 Active 428 DOM
6. 2026-06-13
   days on market $148,900 Active 427 DOM
7. 2026-06-10
   days on market $148,900 Active 425 DOM
8. 2026-06-09
   days on market $148,900 Active 424 DOM
9. 2026-06-08
   days on market $148,900 Active 423 DOM
10. 2026-06-07
    days on market $148,900 Active 422 DOM
11. 2026-06-02
    days on market $148,900 Active 417 DOM
12. 2026-06-01
    days on market $148,900 Active 416 DOM
13. 2026-05-31
    days on market $148,900 Active 415 DOM
14. 2026-05-30
    days on market $148,900 Active 414 DOM
15. 2025-12-23
    price $148,900 518-char remark

    Show marketing remark (518 chars)

    Huge price adjustment, a lot of house for the value. Waiting on the new owner to recognize the work that has been done to this grand lady. Up-dates have included central air and heat, dual zone, and new windows, just to name a few. The original hardwood floors are under the carpet. Large rooms and an eat in kitchen with a screened porch off the back. Rare for in town a nice garage for tools and lawn equipment. The home just needs some TLC to be back to the lovely home it can be. This may be an assumable VA loan.

16. 2025-09-04
    status Active 518-char remark

    Show marketing remark (518 chars)

    Huge price adjustment, a lot of house for the value. Waiting on the new owner to recognize the work that has been done to this grand lady. Up-dates have included central air and heat, dual zone, and new windows, just to name a few. The original hardwood floors are under the carpet. Large rooms and an eat in kitchen with a screened porch off the back. Rare for in town a nice garage for tools and lawn equipment. The home just needs some TLC to be back to the lovely home it can be. This may be an assumable VA loan.

17. 2025-08-27
    historical 518-char remark

    Show marketing remark (518 chars)

    Huge price adjustment, a lot of house for the value. Waiting on the new owner to recognize the work that has been done to this grand lady. Up-dates have included central air and heat, dual zone, and new windows, just to name a few. The original hardwood floors are under the carpet. Large rooms and an eat in kitchen with a screened porch off the back. Rare for in town a nice garage for tools and lawn equipment. The home just needs some TLC to be back to the lovely home it can be. This may be an assumable VA loan.

18. 2025-08-20
    price $149,900 518-char remark

    Show marketing remark (518 chars)

    Huge price adjustment, a lot of house for the value. Waiting on the new owner to recognize the work that has been done to this grand lady. Up-dates have included central air and heat, dual zone, and new windows, just to name a few. The original hardwood floors are under the carpet. Large rooms and an eat in kitchen with a screened porch off the back. Rare for in town a nice garage for tools and lawn equipment. The home just needs some TLC to be back to the lovely home it can be. This may be an assumable VA loan.

19. 2025-05-02
    price $159,900 518-char remark

    Show marketing remark (518 chars)

    Huge price adjustment, a lot of house for the value. Waiting on the new owner to recognize the work that has been done to this grand lady. Up-dates have included central air and heat, dual zone, and new windows, just to name a few. The original hardwood floors are under the carpet. Large rooms and an eat in kitchen with a screened porch off the back. Rare for in town a nice garage for tools and lawn equipment. The home just needs some TLC to be back to the lovely home it can be. This may be an assumable VA loan.

20. 2025-04-10
    price $164,900 518-char remark

    Show marketing remark (518 chars)

    Huge price adjustment, a lot of house for the value. Waiting on the new owner to recognize the work that has been done to this grand lady. Up-dates have included central air and heat, dual zone, and new windows, just to name a few. The original hardwood floors are under the carpet. Large rooms and an eat in kitchen with a screened porch off the back. Rare for in town a nice garage for tools and lawn equipment. The home just needs some TLC to be back to the lovely home it can be. This may be an assumable VA loan.

21. 2025-04-03
    listed $169,000 Active 518-char remark

    Show marketing remark (518 chars)

    Huge price adjustment, a lot of house for the value. Waiting on the new owner to recognize the work that has been done to this grand lady. Up-dates have included central air and heat, dual zone, and new windows, just to name a few. The original hardwood floors are under the carpet. Large rooms and an eat in kitchen with a screened porch off the back. Rare for in town a nice garage for tools and lawn equipment. The home just needs some TLC to be back to the lovely home it can be. This may be an assumable VA loan.

22. 2015-10-30
    soldstatus $117,000
23. 2013-04-04
    price $40,000 383-char remark

    Show marketing remark (383 chars)

    Public Auction Sale:Tues. ,Jan. , 15th @ 12:10PM to be held on the premises. $1,500 Deposit in form of cash or certified check only to be eligible to bid. 4BR, 2BA in need of updating. Features Include:Wood floors throughout first level, Private staircase to an upstairs bedroom Bedrooms are large in size, Laundry room. List price to be opening bid. No pre-auction offers accepted.

24. 2013-03-08
    soldstatus $40,000 Sold 383-char remark

    Show marketing remark (383 chars)

    Public Auction Sale:Tues. ,Jan. , 15th @ 12:10PM to be held on the premises. $1,500 Deposit in form of cash or certified check only to be eligible to bid. 4BR, 2BA in need of updating. Features Include:Wood floors throughout first level, Private staircase to an upstairs bedroom Bedrooms are large in size, Laundry room. List price to be opening bid. No pre-auction offers accepted.

25. 2013-03-08
    soldstatus $40,000

    Show marketing remark (383 chars)

    Public Auction Sale:Tues. ,Jan. , 15th @ 12:10PM to be held on the premises. $1,500 Deposit in form of cash or certified check only to be eligible to bid. 4BR, 2BA in need of updating. Features Include:Wood floors throughout first level, Private staircase to an upstairs bedroom Bedrooms are large in size, Laundry room. List price to be opening bid. No pre-auction offers accepted.

26. 2013-02-08
    status Contract 383-char remark

    Show marketing remark (383 chars)

    Public Auction Sale:Tues. ,Jan. , 15th @ 12:10PM to be held on the premises. $1,500 Deposit in form of cash or certified check only to be eligible to bid. 4BR, 2BA in need of updating. Features Include:Wood floors throughout first level, Private staircase to an upstairs bedroom Bedrooms are large in size, Laundry room. List price to be opening bid. No pre-auction offers accepted.

27. 2013-01-16
    historical Temporarily Off-Market 383-char remark

    Show marketing remark (383 chars)

    Public Auction Sale:Tues. ,Jan. , 15th @ 12:10PM to be held on the premises. $1,500 Deposit in form of cash or certified check only to be eligible to bid. 4BR, 2BA in need of updating. Features Include:Wood floors throughout first level, Private staircase to an upstairs bedroom Bedrooms are large in size, Laundry room. List price to be opening bid. No pre-auction offers accepted.

28. 2012-12-13
    listed $20,000 Active 383-char remark

    Show marketing remark (383 chars)

    Public Auction Sale:Tues. ,Jan. , 15th @ 12:10PM to be held on the premises. $1,500 Deposit in form of cash or certified check only to be eligible to bid. 4BR, 2BA in need of updating. Features Include:Wood floors throughout first level, Private staircase to an upstairs bedroom Bedrooms are large in size, Laundry room. List price to be opening bid. No pre-auction offers accepted.

29. 2012-12-13
    listed $40,000

    Show marketing remark (383 chars)

    Public Auction Sale:Tues. ,Jan. , 15th @ 12:10PM to be held on the premises. $1,500 Deposit in form of cash or certified check only to be eligible to bid. 4BR, 2BA in need of updating. Features Include:Wood floors throughout first level, Private staircase to an upstairs bedroom Bedrooms are large in size, Laundry room. List price to be opening bid. No pre-auction offers accepted.

30. 2012-08-18
    historical
31. 2012-04-26
    historical Withdrawn
32. 2012-04-26
    historical
33. 2011-10-18
    price
34. 2011-08-26
    price
35. 2011-08-26
    listed Active
36. 2011-08-26
    listed $119,900
37. 2011-08-25
    listed $119,000
38. 2007-05-18
    soldstatus $144,900
39. 2007-04-25
    historical
40. 2007-03-22
    listed $144,900
41. 2007-01-10
    historical
42. 2006-12-04
    listed $189,000
43. 2006-10-03
    historical
44. 2006-05-11
    listed $195,000
45. 2006-04-07
    soldstatus $171,000
46. 2006-01-20
    soldstatus $171,000
47. 2006-01-13
    historical
48. 2004-10-05
    listed $165,000
49. 2004-09-07
    soldstatus $50,000
50. 1992-06-05
    soldstatus $45,500

ⓘ 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: $1,020 · $85/mo
• Projected year-2 tax: $1,322 · $110/mo
• Expected delta: +$302/yr (+$25/mo · 29.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,483
• − Mortgage interest: −$8,341
• − Property taxes: −$1,020
• − Insurance: −$744
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$4,332
• Taxable income: $3,609
• Est. tax owed @ 24.0%: −$866
• After-tax cash flow: $4,971/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: Somerset County Public Schools
• NCES district ID: 2400570
• Math proficiency: 12% ▼ -7.00%
• Reading proficiency: 23% ▼ -14.00%
• Median HH income: $38,810
• Composite: 14.73/100
• National rank: #9396
• State rank: #22 of 24 in MD

Livability — Princess Anne

• Score: 53/100
• State rank: #431
• US rank: #24481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princess Anne, MD
• County: Somerset County · 10,537 people
• City population: 10,537
• Metro: Salisbury, MD-DE
• Population (ZIP): 10,537
• Household income: $69,697
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 349.0

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 24,474 people
• By 2030: 23,547 · -3.8%
• By 2040: 21,498 · -12.2%
• By 2050: 20,427 · -16.5%
• By 2075: 16,594 · -32.2%
• By 2100: 12,132 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 49% White 38% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Ukrainian 3% Scotch-Irish 1% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Arabic 3% Spanish 1%

Political lean MEDSL · Somerset

• 2024 margin: R (+17.4) · D 40.2% · R 57.5% · Other 2.3%
• 2008→2024 swing: -14.8pp toward R · 2008: -2.6pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.8 2016: R+17.9 2012: R+2.5 2008: R+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.05%
• Current HPI: 285.8789
• Rent YoY: —
• Metro: Salisbury, MD-DE
• 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

+227.3% since first listed

36 events — show timeline

• 2025-12-23 Price Changed $148,900 BRIGHT MLS
• 2025-09-04 Relisted — BRIGHT MLS
• 2025-08-27 Listing Removed — BRIGHT MLS
• 2025-08-20 Price Changed $149,900 BRIGHT MLS
• 2025-05-02 Price Changed $159,900 BRIGHT MLS
• 2025-04-10 Price Changed $164,900 BRIGHT MLS
• 2025-04-03 Listed $169,000 BRIGHT MLS
• 2015-10-30 Sold (Public Records) $117,000 Public Records
• 2013-04-04 Price Changed $40,000 MRIS
• 2013-03-08 Sold (MLS) $40,000 BRIGHT MLS
• 2013-03-08 Sold (MLS) $40,000 MRIS
• 2013-02-08 Pending — MRIS
• 2013-01-16 Delisted — MRIS
• 2012-12-13 Listed $20,000 MRIS
• 2012-12-13 Listed $40,000 BRIGHT MLS
• 2012-08-18 Listing Removed — BRIGHT MLS
• 2012-04-26 Delisted — MRIS
• 2012-04-26 Listing Removed — BRIGHT MLS
• 2011-10-18 Price Changed — MRIS
• 2011-08-26 Price Changed — MRIS
• 2011-08-26 Listed — MRIS
• 2011-08-26 Listed $119,900 BRIGHT MLS
• 2011-08-25 Listed $119,000 BRIGHT MLS
• 2007-05-18 Sold (MLS) $144,900 BRIGHT MLS
• 2007-04-25 Listing Removed — BRIGHT MLS
• 2007-03-22 Listed $144,900 BRIGHT MLS
• 2007-01-10 Listing Removed — BRIGHT MLS
• 2006-12-04 Listed $189,000 BRIGHT MLS
• 2006-10-03 Listing Removed — BRIGHT MLS
• 2006-05-11 Listed $195,000 BRIGHT MLS
• 2006-04-07 Sold (Public Records) $171,000 Public Records
• 2006-01-20 Sold (MLS) $171,000 BRIGHT MLS
• 2006-01-13 Listing Removed — BRIGHT MLS
• 2004-10-05 Listed $165,000 BRIGHT MLS
• 2004-09-07 Sold (Public Records) $50,000 Public Records
• 1992-06-05 Sold (Public Records) $45,500 Public Records

Property tax history

-7.5%/yr

Latest (2016): $1,020 · +10.5% YoY. Source: county tax records.