1548 Grant Rd · Stockton, MD 21864

$68,990

1 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 63 Days on market

Built 1960 2.00 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +3.6/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks MLS

Tucked away in the quiet countryside of Stockton, this property offers a rare opportunity for the buyer who sees both lifestyle and potential. Situated on over 0.2 acres, this small farmhouse is ready for transformation—whether that’s a thoughtful renovation, a weekend retreat, or a full reimagining of the space. Surrounded by nature and located near public hunting lands, this is an ideal setting for those seeking privacy, simplicity, and a slower pace of life—while still being within a short drive to Pocomoke City, Chincoteague, and Ocean City. The existing home requires significant work and is being sold strictly as-is. Value may be in the land. For the right buyer, this is a chance to create something truly special on Maryland’s Eastern Shore.

Key facts

• 2 acre lot
• Built 1960
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#463 in MD) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A-; Watch: schools F, amenities F, commute 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: 4 active listings in the ZIP; 354 units permitted in Worcester County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $476 of loan paydown is wiped out by about $2k 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.
• At projected returns (-2.9% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 4 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 $2k; list at $69k implies a 3384% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,850 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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: 1.52% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.75%
• DSCR: 2.15
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.81×
• Total profit: $15,582
• Equity at exit: $10,697

10-year hold

• IRR: 27.7%
• Equity multiple: 3.47×
• Total profit: $47,798
• Equity at exit: $6,672

Cash invested: $19,317 (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 21864

• Home prices YoY: -1.6%
• Active inventory: 4
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$25 /mo · $295/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $414

Break-even live

Break-even rent $526

Max offer price $68,990

Occupancy floor 56%

Sensitivity live

Price	-10% $454	-5% $434	+0% $414	+5% $395	+10% $375
Rent	-10% $332	-5% $373	+0% $414	+5% $456	+10% $497
Rate	-1.0pp $449	-0.5pp $432	base $414	+0.5pp $397	+1.0pp $378

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: $17,248
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $68,990 Active 63 DOM
2. 2026-06-17
   days on market $68,990 Active 62 DOM
3. 2026-06-16
   days on market $68,990 Active 61 DOM
4. 2026-06-15
   days on market $68,990 Active 60 DOM
5. 2026-06-14
   days on market $68,990 Active 58 DOM
6. 2026-06-13
   days on market $68,990 Active 57 DOM
7. 2026-06-10
   days on market $68,990 Active 55 DOM
8. 2026-06-09
   days on market $68,990 Active 54 DOM
9. 2026-06-08
   days on market $68,990 Active 53 DOM
10. 2026-06-07
    days on market $68,990 Active 52 DOM
11. 2026-06-02
    days on market $68,990 Active 47 DOM
12. 2026-06-01
    days on market $68,990 Active 46 DOM
13. 2026-05-31
    days on market $68,990 Active 45 DOM
14. 2026-05-30
    days on market $68,990 Active 44 DOM
15. 2026-04-17
    listed $68,990 Active 780-char remark

    Show marketing remark (780 chars)

    Tucked away in the quiet countryside of Stockton, this property offers a rare opportunity for the buyer who sees both lifestyle and potential. Situated on over 0.2 acres, this small farmhouse is ready for transformation—whether that’s a thoughtful renovation, a weekend retreat, or a full reimagining of the space. Surrounded by nature and located near public hunting lands, this is an ideal setting for those seeking privacy, simplicity, and a slower pace of life—while still being within a short drive to Pocomoke City, Chincoteague, and Ocean City. The existing home requires significant work and is being sold strictly as-is. Value may be in the land. For the right buyer, this is a chance to create something truly special on Maryland’s Eastern Shore.

16. 2026-04-13
    historical $68,990 780-char remark

    Show marketing remark (780 chars)

    Tucked away in the quiet countryside of Stockton, this property offers a rare opportunity for the buyer who sees both lifestyle and potential. Situated on over 0.2 acres, this small farmhouse is ready for transformation—whether that’s a thoughtful renovation, a weekend retreat, or a full reimagining of the space. Surrounded by nature and located near public hunting lands, this is an ideal setting for those seeking privacy, simplicity, and a slower pace of life—while still being within a short drive to Pocomoke City, Chincoteague, and Ocean City. The existing home requires significant work and is being sold strictly as-is. Value may be in the land. For the right buyer, this is a chance to create something truly special on Maryland’s Eastern Shore.

17. 2026-04-02
    historical
18. 2025-06-13
    listed $75,000 Active
19. 2025-06-12
    historical
20. 2018-11-26
    historical
21. 2018-11-09
    status Active
22. 2018-09-11
    historical
23. 2018-07-06
    listed $9,900 Active
24. 1987-04-22
    soldstatus $1,980

ⓘ 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: $295 · $25/mo
• Projected year-2 tax: $524 · $44/mo
• Expected delta: +$228/yr (+$19/mo · 77.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,602
• − Mortgage interest: −$3,865
• − Property taxes: −$295
• − Insurance: −$345
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,007
• Taxable income: $4,074
• Est. tax owed @ 24.0%: −$978
• After-tax cash flow: $3,996/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 — Stockton

• Score: 48/100
• State rank: #463
• US rank: #26190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stockton, MD
• Population (ZIP): 667

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 (78%)
• Race & ethnicity: White 78% Black 19% Two or more races 3%
• Common ancestry: Italian 9% Polish 5% Serbian 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: ▼ -2.87%
• Current HPI: 177.1105
• 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

+3384.3% since first listed

10 events — show timeline

• 2026-04-17 Listed $68,990 BRIGHT MLS
• 2026-04-13 Coming Soon $68,990 BRIGHT MLS
• 2026-04-02 Listing Removed — BRIGHT MLS
• 2025-06-13 Listed $75,000 BRIGHT MLS
• 2025-06-12 Coming Soon — BRIGHT MLS
• 2018-11-26 Listing Removed — BRIGHT MLS
• 2018-11-09 Relisted — BRIGHT MLS
• 2018-09-11 Listing Removed — BRIGHT MLS
• 2018-07-06 Listed $9,900 BRIGHT MLS
• 1987-04-22 Sold (Public Records) $1,980 Public Records

Property tax history

+1.3%/yr

Latest (2025): $295 · +0.0% YoY. Source: county tax records.