795 Ocean Pkwy · Ocean Pines, MD 21811

$299,900

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 16 Days on market

Built 1988 7,841 sqft lot Est $340k · 12% under $76/mo HOA · 3% of rent

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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 +15.1/30.0
• ARV discount +12.8/15.0
• DSCR +4.6/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well kept home - Being sold furnished - Call for minor list of exclusins - Estate sale - Priced to sell - Paved drive.

Key facts

• In-ground pool
• Screened in porch
• Wooded lot

Tags

• COZY FIREPLACE
• IN-GROUND POOL
• SCREENED IN PORCH
• WOODED LOT
• WELL-REGARDED SCHOOLS
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Other: Ownership is fee simple; Property condition listed as average
• HOA & community: Annual HOA fee of $915; Community pool

Exterior

• Parking: Attached front-entry garage (1 space); Off-street parking and driveway
• Utilities: Public water; Public sewer; Electric power
• Home design: Detached structure; Estimated year built; Asphalt roof
• Construction: Constructed with block, modular/manufactured components, and vinyl siding; Block foundation with crawl space; Other structures both above and below grade; Pets allowed with no restrictions
• Exterior features: Community in-ground pool; Water access to a bay; Outside city limits; Ground rent paid annually; Navigable water nearby

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump(s); Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: One fireplace; No basement; Total of 7 rooms; Living area source: Assessor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $33 ($392/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 $254k (15.3% below list).
• Recommended offer: $254k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.3% in Ocean Pines — 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 70/100 on livability (#172 in MD) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D, cost of living D, amenities F.
• Worcester County Public Schools (town): math 30% / reading 44% proficiency, ranked #6 of 24 in MD (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 315 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 354 units permitted in Worcester County in 2024 (6 in 5+ unit buildings).
• This rent runs 34% of the median local income ($90k/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 $9k of value loss. Plan a longer hold.
• Worcester County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $300k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $254,071 (15.3% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.85% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $339,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
757 Ocean Pkwy	0.25mi	3/1.5	1,104 (-4%)	5mo	$280,000	$254	76
87 Boston Dr	0.15mi	3/2.0	1,232 (+8%)	8mo	$355,000	$288	74
54 Cannon Dr	0.27mi	3/2.0	1,232 (+8%)	3mo	$355,000	$288	72
5 Liberty St	0.23mi	3/2.0	1,032 (-10%)	1mo	$360,000	$349	72
4 Haven End	0.23mi	3/2.0	1,072 (-6%)	8mo	$398,000	$371	72
2 Cannon Dr	0.42mi	3/2.0	1,226 (+7%)	8mo	$367,000	$299	62
14 Boston Dr	0.38mi	3/2.0	1,278 (+12%)	4mo	$500,000	$391	60
6 Granby Ln	0.38mi	3/2.0	1,260 (+10%)	9mo	$374,000	$297	58
47 Falcon Bridge Rd	0.72mi	3/2.0	1,044 (-9%)	1mo	$379,000	$363	51
23 Hatteras St	0.55mi	2/2.0 (-1)	1,230 (+8%)	8mo	$319,000	$259	50
6 Weeping Willow Ct	0.71mi	3/2.0	1,248 (+9%)	5mo	$225,000	$180	47
54 Abbyshire Rd	0.74mi	3/2.0	1,260 (+10%)	6mo	$365,000	$290	44

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-46,539
• Equity at exit: $44,716

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-37,936
• Equity at exit: $25,930

Cash invested: $83,972 (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 21811

• Home prices YoY: -29.0%
• Active inventory: 315
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,541 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$134 /mo · $1,613/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$76
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $33

Break-even live

Break-even rent $2,499

Max offer price $299,900

Occupancy floor 94%

Sensitivity live

Price	-10% $202	-5% $118	+0% $33	+5% $-52	+10% $-137
Rent	-10% $-168	-5% $-68	+0% $33	+5% $133	+10% $233
Rate	-1.0pp $184	-0.5pp $109	base $33	+0.5pp $-45	+1.0pp $-124

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Offshore Ln Berlin, MD	2.0	2.0	1176	$2,000	$1.70	21d	1	0.47mi

HOA detail

• Monthly dues: $76 · $912/yr

Listing history 12 events

1. 2026-06-18
   days on market $299,900 Active 16 DOM
2. 2026-06-17
   days on market $299,900 Active 15 DOM
3. 2026-06-16
   days on market $299,900 Active 14 DOM
4. 2026-06-15
   pricedays on market $299,900 Active 13 DOM
5. 2026-06-14
   days on market $319,900 Active 11 DOM
6. 2026-06-13
   days on market $319,900 Active 10 DOM
7. 2026-06-10
   days on market $319,900 Active 8 DOM
8. 2026-06-09
   days on market $319,900 Active 7 DOM
9. 2026-06-08
   days on market $319,900 Active 6 DOM
10. 2026-06-07
    days on market $319,900 Active 5 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $319,900 Active 1 DOM

ⓘ 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: $1,613 · $134/mo
• Projected year-2 tax: $2,441 · $203/mo
• Expected delta: +$828/yr (+$69/mo · 51.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,489
• − Mortgage interest: −$16,799
• − Property taxes: −$1,613
• − Insurance: −$2,297
• − Repairs & maintenance: −$2,439
• − Management: −$2,439
• − HOA: −$912
• − Depreciation: −$8,724
• Taxable loss: −$4,735
• Est. tax savings @ 24.0%: +$1,136
• After-tax cash flow: $1,528/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: Worcester County Public Schools
• NCES district ID: 2400720
• Math proficiency: 30% ▼ -25.00%
• Reading proficiency: 44% ▼ -20.00%
• Median HH income: $56,748
• Composite: 32.6/100
• National rank: #5672
• State rank: #6 of 24 in MD

Livability — Ocean Pines

• Score: 70/100
• State rank: #172
• US rank: #7691

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocean Pines, MD
• County: Worcester County · 35,603 people
• Metro: Salisbury, MD-DE
• Population (ZIP): 24,377
• Household income: $90,082
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 551.0

Population outlook (Worcester County) Hauer SSP2

• Today (2025): 51,363 people
• By 2030: 51,191 · -0.3%
• By 2040: 50,459 · -1.8%
• By 2050: 49,451 · -3.7%
• By 2075: 48,533 · -5.5%
• By 2100: 44,223 · -13.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Worcester

• 2024 margin: Strong R (+22.0) · D 38.0% · R 60.0% · Other 2.0%
• 2008→2024 swing: -6.5pp toward R · 2008: -15.5pp · 2024: -22.0pp
• All cycles: 2024: R+22.0 2020: R+19.0 2016: R+27.9 2012: R+18.3 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.52%
• Current HPI: 292.9004
• 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

+259.4% since first listed

5 events — show timeline

• 2026-06-02 Listed $319,900 BRIGHT MLS
• 1999-05-21 Sold (Public Records) $90,000 Public Records
• 1999-04-29 Sold (MLS) $90,000 BRIGHT MLS
• 1998-10-07 Listed $94,900 BRIGHT MLS
• 1989-04-28 Sold (Public Records) $89,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,613 · +0.9% YoY. Source: county tax records.