444 Creekbed Cir · Salisbury, MD 21804

$250,000

3 bd · 2.5 ba · 1,420 sqft · Townhouse public records · 29 Days on market

Built 2018 2,200 sqft lot Est $239k · at est. $90/mo HOA · 4% of rent ↓ 26% 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).

• Cash flow +12.8/30.0
• ARV discount +5.3/15.0
• DSCR +3.8/10.0
• Rent growth +3.4/5.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The best-selling Jefferson townhome design features 3 bedrooms and 2.5 bathrooms. Offering up to $10,000 in closing costs! You will love this open concept floorplan featuring an over-sized peninsula in the kitchen, 9' ceilings on the main level and stainless steel appliances. These move in ready homes include full lawn care and irrigation, ceiling fan rough ins in master and living room, two parking spaces outside your door, LED lighting and a walk in closet in the owner's suite. Visit us today to see how you can make this home yours.

Key facts

• $90 HOA
• 2 parking spots
• Built 2018

Property features AI

Finance

• Other: Pets allowed with no pet restrictions; In city limits (Salisbury)
• HOA & community: Monthly HOA fee of $90; HOA covers common area maintenance, snow removal, and management

Exterior

• Parking: Driveway parking; Two driveway spaces (total 2 garage/parking spaces)
• Utilities: Public water; Public septic; 200+ Amp electric service; Electric available; Cable TV available
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Very good condition; Architectural shingle roof
• Construction: Vinyl siding; Stick-built construction; Slab foundation
• Exterior features: Privacy vinyl fencing; Not in a federal flood zone; City/County road responsibility; Blacktop road surface

Interior

• Kitchen: Dishwasher; Eat-in kitchen with pantry
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate flooring; Partial carpeting
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump(s); Electric cooling; Electric hot water
• Interior features: Open floor plan; Attic; Master bath(s); Sprinkler system; Eat-in kitchen; Pantry; Walk-in closet(s); Drywall walls and ceilings; Carpeted areas

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-23 ($-272/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (18.2% below list).
• Recommended offer: $205k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.8% in Salisbury — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 60/100 on livability (#351 in MD) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: crime F, amenities F, commute F.
• Wicomico County Public Schools (urban): math 16% / reading 26% proficiency, ranked #19 of 24 in MD (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: East Salisbury Elementary (math 6% / reading 8%, grade F, #726 of 860 statewide, top 86%, 421 students, 70% FRL); Wicomico Middle (math 3% / reading 22%, grade F, #200 of 225 statewide, top 89%, 819 students, 68% FRL); Wicomico High (math 30% / reading 45%, grade F, #138 of 222 statewide, top 63%, 1,325 students, 60% FRL).
• Market conditions: Rents rising (+3.8%/yr); 195 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 278 units permitted in Wicomico County in 2024 (44 in 5+ unit buildings).
• This rent runs 34% of the median local income ($73k/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 $8k of value loss. Plan a longer hold.
• Wicomico County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $161k; list at $250k implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $204,560 (18.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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?
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: 0.82% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $238,560
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
442 Creekbed Cir	0.00mi	3/2.5	1,420 (0%)	11mo	$202,500	$143	91
427 Creekbed Cir	0.04mi	3/2.5	1,420 (0%)	17mo	$265,000	$187	84
417 Stream Valley Ct	0.15mi	3/2.5	1,530 (+8%)	12mo	$247,000	$161	70
304 Stream Valley Ct	0.23mi	3/2.5	1,530 (+8%)	9mo	$257,500	$168	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 · 3.78% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.42×
• Total profit: $-40,359
• Equity at exit: $37,276

10-year hold

• IRR: -6.6%
• Equity multiple: 0.57×
• Total profit: $-30,353
• Equity at exit: $21,615

Cash invested: $70,000 (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 21804

• Home prices YoY: -26.7%
• Rents YoY: 3.8%
• Active inventory: 195
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,046 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$133 /mo · $1,602/yr
• Insurance: −$104
• HOA: −$90
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-23

Break-even live

Break-even rent $2,074

Max offer price $246,000

Occupancy floor 96%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Stream Valley Ct Salisbury, MD	3.0	2.5	1530	$2,295	$1.50	20d	1	0.21mi
130 Ocean Aisle Cir Salisbury, MD	2.0–3.0	2.0	1388	$2,299	$1.66	13d	16	0.91mi
1500 Sharen Dr Salisbury, MD	1.0–3.0	1.0–2.0	946	$1,800	$1.90	13d	1	1.05mi
228 Clement Loop Salisbury, MD	3.0	2.5	1600	$2,350	$1.47	13d	1	1.14mi
929 Johnson St Salisbury, MD	2.0	1.0	988	$1,400	$1.42	20d	1	1.15mi
411 Dover St Salisbury, MD	3.0	2.0	984	$1,600	$1.63	43d	1	1.24mi
604 Liberty St Salisbury, MD	3.0	1.0	1110	$1,500	$1.35	43d	1	1.29mi
906 Johnson St Salisbury, MD	3.0	1.5	875	$1,495	$1.71	43d	1	1.29mi
821 Johnson St Salisbury, MD	2.0	1.0	939	$1,495	$1.59	13d	1	1.34mi

HOA detail

• Monthly dues: $90 · $1,080/yr
• Likely covers: landscaping

Listing history 27 events

1. 2026-06-18
   days on market $250,000 Active 29 DOM
2. 2026-06-17
   days on market $250,000 Active 28 DOM
3. 2026-06-16
   days on market $250,000 Active 27 DOM
4. 2026-06-15
   price $250,000 Active 26 DOM
5. 2026-06-15
   days on market $255,500 Active 26 DOM
6. 2026-06-14
   days on market $255,500 Active 24 DOM
7. 2026-06-13
   days on market $255,500 Active 23 DOM
8. 2026-06-10
   days on market $255,500 Active 21 DOM
9. 2026-06-09
   days on market $255,500 Active 20 DOM
10. 2026-06-08
    days on market $255,500 Active 19 DOM
11. 2026-06-07
    days on market $255,500 Active 18 DOM
12. 2026-06-03
    days on market $255,500 Active 14 DOM
13. 2026-06-02
    days on market $255,500 Active 13 DOM
14. 2026-06-01
    days on market $255,500 Active 12 DOM
15. 2026-05-31
    days on market $255,500 Active 11 DOM
16. 2026-05-30
    days on market $255,500 Active 10 DOM
17. 2026-05-21
    status Active
18. 2026-03-23
    historical
19. 2026-03-23
    listed $255,500 Active
20. 2026-03-11
    historical $255,500
21. 2019-05-14
    historical 540-char remark

    Show marketing remark (540 chars)

    The best-selling Jefferson townhome design features 3 bedrooms and 2.5 bathrooms. Offering up to $10,000 in closing costs! You will love this open concept floorplan featuring an over-sized peninsula in the kitchen, 9' ceilings on the main level and stainless steel appliances. These move in ready homes include full lawn care and irrigation, ceiling fan rough ins in master and living room, two parking spaces outside your door, LED lighting and a walk in closet in the owner's suite. Visit us today to see how you can make this home yours.

22. 2019-05-14
    soldstatus $160,705 Closed 540-char remark

    Show marketing remark (540 chars)

    The best-selling Jefferson townhome design features 3 bedrooms and 2.5 bathrooms. Offering up to $10,000 in closing costs! You will love this open concept floorplan featuring an over-sized peninsula in the kitchen, 9' ceilings on the main level and stainless steel appliances. These move in ready homes include full lawn care and irrigation, ceiling fan rough ins in master and living room, two parking spaces outside your door, LED lighting and a walk in closet in the owner's suite. Visit us today to see how you can make this home yours.

23. 2019-04-17
    status Pending 540-char remark

    Show marketing remark (540 chars)

    The best-selling Jefferson townhome design features 3 bedrooms and 2.5 bathrooms. Offering up to $10,000 in closing costs! You will love this open concept floorplan featuring an over-sized peninsula in the kitchen, 9' ceilings on the main level and stainless steel appliances. These move in ready homes include full lawn care and irrigation, ceiling fan rough ins in master and living room, two parking spaces outside your door, LED lighting and a walk in closet in the owner's suite. Visit us today to see how you can make this home yours.

24. 2019-03-26
    price $160,705 540-char remark

    Show marketing remark (540 chars)

    The best-selling Jefferson townhome design features 3 bedrooms and 2.5 bathrooms. Offering up to $10,000 in closing costs! You will love this open concept floorplan featuring an over-sized peninsula in the kitchen, 9' ceilings on the main level and stainless steel appliances. These move in ready homes include full lawn care and irrigation, ceiling fan rough ins in master and living room, two parking spaces outside your door, LED lighting and a walk in closet in the owner's suite. Visit us today to see how you can make this home yours.

25. 2018-12-20
    listed $162,705 Active 540-char remark

    Show marketing remark (540 chars)

    The best-selling Jefferson townhome design features 3 bedrooms and 2.5 bathrooms. Offering up to $10,000 in closing costs! You will love this open concept floorplan featuring an over-sized peninsula in the kitchen, 9' ceilings on the main level and stainless steel appliances. These move in ready homes include full lawn care and irrigation, ceiling fan rough ins in master and living room, two parking spaces outside your door, LED lighting and a walk in closet in the owner's suite. Visit us today to see how you can make this home yours.

26. 2018-08-24
    soldstatus $270,000
27. 2014-01-31
    soldstatus $344,962

ⓘ 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: $1,602 · $133/mo
• Projected year-2 tax: $2,163 · $180/mo
• Expected delta: +$562/yr (+$47/mo · 35.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,547
• − Mortgage interest: −$14,004
• − Property taxes: −$1,602
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − HOA: −$1,080
• − Depreciation: −$7,273
• Taxable loss: −$4,589
• Est. tax savings @ 24.0%: +$1,101
• After-tax cash flow: $830/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: Wicomico County Public Schools
• NCES district ID: 2400690
• Math proficiency: 16% ▼ -18.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $51,745
• Composite: 18.87/100
• National rank: #8860
• State rank: #19 of 24 in MD

Livability — Salisbury

• Score: 60/100
• State rank: #351
• US rank: #18948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salisbury, MD
• County: Wicomico County · 75,969 people
• City population: 70,518
• Metro: Salisbury, MD-DE
• Population (ZIP): 40,430
• Household income: $73,156
• Rent vs Own: 48.6% rent · 51.4% own
• Severe rent burden: 2096.0

Population outlook (Wicomico County) Hauer SSP2

• Today (2025): 108,548 people
• By 2030: 111,783 · +3.0%
• By 2040: 118,139 · +8.8%
• By 2050: 123,641 · +13.9%
• By 2075: 139,784 · +28.8%
• By 2100: 145,334 · +33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Black 30% Two or more races 9% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Hispanic 8% Romanian 3% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam, South Korea
• Languages at home: 83% English-only · French/Haitian/Cajun 7% Spanish 5% Other Indo-European 2%

Political lean MEDSL · Wicomico

• 2024 margin: Lean R (+5.5) · D 46.1% · R 51.5% · Other 2.4%
• 2008→2024 swing: +0.3pp no change · 2008: -5.8pp · 2024: -5.5pp
• All cycles: 2024: R+5.5 2020: R+1.9 2016: R+11.6 2012: R+6.9 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.15%
• Current HPI: 230.6099
• Rent YoY: ▲ 3.78%
• 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

-25.9% since first listed

11 events — show timeline

• 2026-05-21 Relisted — BRIGHT MLS
• 2026-03-23 Listing Removed — BRIGHT MLS
• 2026-03-23 Listed $255,500 BRIGHT MLS
• 2026-03-11 Coming Soon $255,500 BRIGHT MLS
• 2019-05-14 Listing Removed — BRIGHT MLS
• 2019-05-14 Sold (MLS) $160,705 BRIGHT MLS
• 2019-04-17 Pending — BRIGHT MLS
• 2019-03-26 Price Changed $160,705 BRIGHT MLS
• 2018-12-20 Listed $162,705 BRIGHT MLS
• 2018-08-24 Sold (Public Records) $270,000 Public Records
• 2014-01-31 Sold (Public Records) $344,962 Public Records

Property tax history

+15.1%/yr

Latest (2025): $1,602 · +1.6% YoY. Source: county tax records.