2 Grace Ann · Darlington, MD 21918

$109,900

3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 6 Days on market

Built 2002 Good condition $69/sqft · 39% below area Est $181k · 39% under ↓ 9% since listing

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.2/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Vey well maintained double wide in the sought after community of Maybelle Manor! This home has 3 bedroom and 2 full baths. The owners suite has a walk-in closed and a very large attached bath. The kitchen is open to the family room and dining room. The mud/laundry room has access to the rear deck. Two additional bedrooms and a flex room off the living room that could be used for a TV room, office, or another bedroom. Shed included. Roof was put on in 2025. LOT RENT IS $670/MONTH AND INCLUDED WATER, SEWER, AND TRASH. All appliances included. Nice wide (paved) driveway. Conowingo Elementary and Rising Sun Middle and High School district. This will be a great home for someone looking for every

Key facts

• 2 parking spots
• Built 2002
• Listed 6 days

Property features AI

Finance

• Financial info: Ground rent $670 per month

Exterior

• Parking: Two driveway parking spaces; Two total garage and parking spaces
• Utilities: Electric hot water; Community water; Community septic tank
• Home design: Manufactured home; Above-grade living space only; Ownership: ground rent (monthly payment)
• Construction: Vinyl siding; Above-grade structure
• Exterior features: Paved driveway

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Heat pump(s) heating; Central air conditioning (electric)
• Interior features: Estimated living area; No basement
• Laundry & utility: Main-floor laundry

🏷️ Possibly a rental listed for sale. The $109,900 price doesn't fit this home's estimated sale value (~$180,623) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.6% vs local median 2.7% in Darlington — 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 66/100 on livability (#241 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime C-, amenities F, commute 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.
• Zoned schools: Conowingo Elementary (math 17% / reading 17%, grade F, #408 of 860 statewide, top 50%, 388 students, 45% FRL); Rising Sun Middle School (math 12% / reading 36%, grade F, #114 of 225 statewide, top 52%, 619 students, 38% FRL); Rising Sun High (math 50% / reading 72%, grade C+, #65 of 222 statewide, top 31%, 1,106 students, 33% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 49 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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $109,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.22% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.80%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (median comp): $180,623
• List price: $109,900
• Delta: -39.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Grace Ann	0.00mi	3/2.0	1,600 (0%)	1mo	$100,000	$63	99
22 Leona	0.06mi	3/2.0	1,600 (0%)	11mo	$105,000	$66	88
2 Ginger Ln	0.35mi	3/2.0	1,620 (+1%)	13mo	$275,000	$170	71
8 Ginger Ln	0.34mi	3/2.0	1,620 (+1%)	13mo	$266,500	$165	71
4 Ginger Ln	0.35mi	3/2.0	1,620 (+1%)	13mo	$290,500	$179	71
99 Curry Ave	0.53mi	3/2.0	1,512 (-6%)	8mo	$185,000	$122	60
108 Curry Ave	0.50mi	2/2.0 (-1)	1,700 (+6%)	7mo	$185,000	$109	56
186 Conowingo Lake Rd	0.47mi	3/2.0	1,642 (+3%)	23mo	$385,000	$234	54
6 Ginger Ln	0.35mi	2/2.0 (-1)	1,782 (+11%)	15mo	$257,500	$145	47
115 Curry Ave	0.53mi	3/2.0	1,400 (-12%)	14mo	$195,000	$139	43

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,492
• Equity at exit: $16,386

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $26,208
• Equity at exit: $9,502

Cash invested: $30,772 (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 21918

• Home prices YoY: -18.1%
• Active inventory: 49
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $303

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 72%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-06
   status Pending 1017-char remark
2. 2026-05-05
   historical 1017-char remark
3. 2026-04-30
   listed $109,900 Active 1017-char remark
4. 2026-04-29
   historical $109,900 1017-char remark

ⓘ 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: $16,135
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$3,197
• Taxable income: $2,002
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $3,152/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This well-maintained double-wide home in a sought-after community is ready for a new owner. Fresh paint and landscaping improvements can further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Fresh paint enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers or renters.
• Resale Interior updates (paint, minor repairs) — Fresh paint and minor repairs can make the interior more appealing to potential buyers.
• Rental HVAC maintenance — A well-maintained HVAC system can attract more renters and reduce maintenance costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers or renters. ↑
• Resale Interior updates (paint, minor repairs) — Fresh paint and minor repairs can make the interior more appealing to potential buyers. ↑
• Rental HVAC maintenance — A well-maintained HVAC system can attract more renters and reduce maintenance costs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Darlington

• Score: 66/100
• State rank: #241
• US rank: #11974

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,125

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 (89%)
• Race & ethnicity: White 89% Two or more races 8% Black 2% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Slovak 4% Portuguese 1%
• Foreign-born: 0% · South Korea
• Languages at home: 95% English-only · Other Indo-European 2% French/Haitian/Cajun 1% Spanish 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: ▼ -56.53%
• Current HPI: 255.9097
• 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

-9.0% since first listed

5 events — show timeline

• 2026-05-26 Sold (MLS) $100,000 BRIGHT MLS
• 2026-05-06 Pending — BRIGHT MLS
• 2026-05-05 Listing Removed — BRIGHT MLS
• 2026-04-30 Listed $109,900 BRIGHT MLS
• 2026-04-29 Coming Soon $109,900 BRIGHT MLS