8 East Circle Dr · Port Deposit, MD 21904

$30,000

2 bd · 1.0 ba · 1,150 sqft · SingleFamily · 49 Days on market

Built 1997 $26/sqft · 60% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell 2 Bedroom 1 bath double-wide manufactured home in the peaceful community of Misty Meadows. Home has a large front porch and side access ramp. Roof 3 years old. Home comes fully furnished. Lot rent of $380 includes trash and snow removal. Buyers must apply to Misty Meadows Mobile Home Park for credit, background, and reference checks. No pets. All appliances included: refrigerator, microwave, dishwasher, full size clothes washer and dryer.

Key facts

• 2 parking spots
• Built 1997
• Listed 49 days

Property features AI

Finance

• Other: Ownership: Ground rent
• Financial info: Ground rent $420 per month

Exterior

• Parking: Driveway parking for two vehicles; Two total garage and parking spaces
• Utilities: Community water; Community septic tank; Electric power
• Home design: Manufactured double-wide home; Estimated year built
• Construction: Vinyl siding; Asphalt roof; Above-grade other structures
• Exterior features: Ground rent payable monthly

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump with gas backup; Window air conditioning units; Propane (leased) heating fuel; Electric hot water
• Interior features: No basement; Estimated living area

🏷️ Possibly a rental listed for sale. The $30,000 price doesn't fit this home's estimated sale value (~$75,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 49.3% vs local median 2.8% in Port Deposit — 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 56/100 on livability (#406 in MD) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A, employment B+; Watch: schools F, crime F, amenities 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: 26 active listings in the ZIP; 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 $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $5k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 5.41% ✓
• Cap rate: 49.28%
• Cash-on-cash: 153.53%
• DSCR: 7.83
• GRM: 1.5

CMA / ARV

• ARV (median comp): $75,000
• List price: $30,000
• Delta: -60.00%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Wildwood Ln	0.13mi	3/2.0 (+1)	1,200 (+4%)	3mo	$75,000	$63	75
17 E Circle Dr	0.03mi	3/2.0 (+1)	1,000 (-13%)	2mo	$70,000	$70	66
20 Pleasantview Church Rd	0.53mi	3/1.0 (+1)	1,040 (-10%)	11mo	$300,000	$288	45

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: —
• Equity multiple: 8.57×
• Total profit: $63,611
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 18.10×
• Total profit: $143,628
• Equity at exit: $2,594

Cash invested: $8,400 (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 21904

• Home prices YoY: -35.0%
• Active inventory: 26
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,623 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $1,075

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 29%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-13
   statusdays on market $30,000 Pending 49 DOM
2. 2026-06-09
   days on market $30,000 Active 45 DOM
3. 2026-06-08
   days on market $30,000 Active 44 DOM
4. 2026-06-07
   days on market $30,000 Active 43 DOM
5. 2026-06-04
   days on market $30,000 Active 40 DOM
6. 2026-06-03
   days on market $30,000 Active 39 DOM
7. 2026-06-02
   days on market $30,000 Active 38 DOM
8. 2026-06-01
   days on market $30,000 Active 37 DOM
9. 2026-05-31
   days on market $30,000 Active 36 DOM
10. 2026-04-25
    listed $35,000 Active 306-char remark
11. 2026-04-25
    historical $35,000 306-char remark
12. 2022-10-03
    soldstatus $24,000 Closed 457-char remark

    Show marketing remark (457 chars)

    Priced to sell 2 Bedroom 1 bath double-wide manufactured home in the peaceful community of Misty Meadows. Home has a large front porch and side access ramp. Roof 3 years old. Home comes fully furnished. Lot rent of $380 includes trash and snow removal. Buyers must apply to Misty Meadows Mobile Home Park for credit, background, and reference checks. No pets. All appliances included: refrigerator, microwave, dishwasher, full size clothes washer and dryer.

13. 2022-10-02
    historical Active Under Contract 457-char remark

    Show marketing remark (457 chars)

    Priced to sell 2 Bedroom 1 bath double-wide manufactured home in the peaceful community of Misty Meadows. Home has a large front porch and side access ramp. Roof 3 years old. Home comes fully furnished. Lot rent of $380 includes trash and snow removal. Buyers must apply to Misty Meadows Mobile Home Park for credit, background, and reference checks. No pets. All appliances included: refrigerator, microwave, dishwasher, full size clothes washer and dryer.

14. 2022-09-29
    status Active 457-char remark

    Show marketing remark (457 chars)

    Priced to sell 2 Bedroom 1 bath double-wide manufactured home in the peaceful community of Misty Meadows. Home has a large front porch and side access ramp. Roof 3 years old. Home comes fully furnished. Lot rent of $380 includes trash and snow removal. Buyers must apply to Misty Meadows Mobile Home Park for credit, background, and reference checks. No pets. All appliances included: refrigerator, microwave, dishwasher, full size clothes washer and dryer.

15. 2022-09-27
    historical Active Under Contract 457-char remark

    Show marketing remark (457 chars)

    Priced to sell 2 Bedroom 1 bath double-wide manufactured home in the peaceful community of Misty Meadows. Home has a large front porch and side access ramp. Roof 3 years old. Home comes fully furnished. Lot rent of $380 includes trash and snow removal. Buyers must apply to Misty Meadows Mobile Home Park for credit, background, and reference checks. No pets. All appliances included: refrigerator, microwave, dishwasher, full size clothes washer and dryer.

16. 2022-09-22
    listed $27,000 Active 457-char remark

    Show marketing remark (457 chars)

    Priced to sell 2 Bedroom 1 bath double-wide manufactured home in the peaceful community of Misty Meadows. Home has a large front porch and side access ramp. Roof 3 years old. Home comes fully furnished. Lot rent of $380 includes trash and snow removal. Buyers must apply to Misty Meadows Mobile Home Park for credit, background, and reference checks. No pets. All appliances included: refrigerator, microwave, dishwasher, full size clothes washer and dryer.

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

Taxation est. · year 1

• Rental income: $19,474
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$873
• Taxable income: $13,205
• Est. tax owed @ 24.0%: −$3,169
• After-tax cash flow: $9,727/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 — Port Deposit

• Score: 56/100
• State rank: #406
• US rank: #22434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,401

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 6% Black 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 3% Italian 3% Serbian 2%
• Foreign-born: 3% · Canada, Guatemala
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -134.21%
• Current HPI: 249.2215
• Rent YoY: —
• Metro: —
• 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

+11.1% since first listed

9 events — show timeline

• 2026-06-13 Pending — BRIGHT MLS
• 2026-05-26 Price Changed $30,000 BRIGHT MLS
• 2026-04-25 Listed $35,000 BRIGHT MLS
• 2026-04-25 Coming Soon $35,000 BRIGHT MLS
• 2022-10-03 Sold (MLS) $24,000 BRIGHT MLS
• 2022-10-02 Contingent — BRIGHT MLS
• 2022-09-29 Relisted — BRIGHT MLS
• 2022-09-27 Contingent — BRIGHT MLS
• 2022-09-22 Listed $27,000 BRIGHT MLS