10 Parkway · Darlington, MD 21918

$67,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 60 Days on market

Built 1985 Fair condition $56/sqft · 53% below area

---

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
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1,200 sq ft fully updated 2-bedroom, 2-bath home with a new roof (15-year warranty) and matching shed. Features propane forced-air heat, fireplace, 20,000 BTUs of A/C, and ceiling fans throughout. Spacious primary bedroom with large closet and remodeled en-suite bath with tile shower and rain head. Sliding doors lead to a private 30’ x 8’ rear deck with attached utility shed. Must be park approved to purchase

Key facts

• 000 btus of a/c
• Ceiling fans
• New roof

Tags

• NEW ROOF
• PROPANE FORCED-AIR HEAT
• FIREPLACE
• 20
• 000 BTUS OF A/C
• CEILING FANS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $67k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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.
• Market conditions: 50 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 $463 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% 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 60 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $13k; list at $67k implies a 415% gain — meaningful room to come down on a strong offer.

Recommended offer $64,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.74% ✓
• Cap rate: 14.47%
• Cash-on-cash: 29.21%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $141,663
• List price: $67,000
• Delta: -52.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.6%
• Equity multiple: 1.97×
• Total profit: $18,248
• Equity at exit: $9,990

10-year hold

• IRR: 31.5%
• Equity multiple: 3.85×
• Total profit: $53,416
• Equity at exit: $5,793

Cash invested: $18,760 (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: 50
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$351
• Tax est. 1.5%: −$84 /mo · $1,005/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $457

Break-even live

Break-even rent $586

Max offer price $67,000

Occupancy floor 56%

Sensitivity live

Price	-10% $503	-5% $480	+0% $457	+5% $434	+10% $410
Rent	-10% $365	-5% $411	+0% $457	+5% $503	+10% $549
Rate	-1.0pp $490	-0.5pp $474	base $457	+0.5pp $439	+1.0pp $422

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $67,000 Active 60 DOM
2. 2026-06-17
   days on market $67,000 Active 59 DOM
3. 2026-06-16
   days on market $67,000 Active 58 DOM
4. 2026-06-15
   days on market $67,000 Active 57 DOM
5. 2026-06-13
   days on market $67,000 Active 55 DOM
6. 2026-06-09
   days on market $67,000 Active 51 DOM
7. 2026-06-08
   days on market $67,000 Active 50 DOM
8. 2026-06-07
   days on market $67,000 Active 49 DOM
9. 2026-06-04
   days on market $67,000 Active 46 DOM
10. 2026-06-03
    days on market $67,000 Active 45 DOM
11. 2026-06-02
    days on market $67,000 Active 44 DOM
12. 2026-06-01
    days on market $67,000 Active 43 DOM
13. 2026-05-31
    days on market $67,000 Active 42 DOM
14. 2026-04-19
    listed $67,000 Active 424-char remark

    Show marketing remark (424 chars)

    1,200 sq ft fully updated 2-bedroom, 2-bath home with a new roof (15-year warranty) and matching shed. Features propane forced-air heat, fireplace, 20,000 BTUs of A/C, and ceiling fans throughout. Spacious primary bedroom with large closet and remodeled en-suite bath with tile shower and rain head. Sliding doors lead to a private 30’ x 8’ rear deck with attached utility shed. Must be park approved to purchase

15. 2022-10-04
    soldstatus $13,000 Closed 506-char remark

    Show marketing remark (506 chars)

    WELCOME HOME TO THIS 2 BEDROOM/2 BATHROOM HOME! FRONT ENCLOSED PORCH. KITCHEN HAS UPGRADE CABINETS, FORMICA COUNTERTOPS. WARM COZY, WOOD FIREPLACE IN LIVING ROOM. PRIMARY BEDROOM HAS LARGE PRIMARY BATHROOM WITH GARDEN TUB. LARGE LOT SPACE. SECLUDED BACKYARD WITH BACK PORCH. NEW WASHER AND DRYER. 2021 NEW HEAT PUMP. 2019 WATER HEATER REPLACED. LOT RENT INCLUDES WATER, SEPTIC AND TRASH. CAN EASILY BE CONVERTED BACK TO A 3 BEDROOM. AS A NICE BONUS THE SHED WITH ADDITIONAL SUPPLIES AND TOOLS ALSO CONVEYS!

16. 2022-10-03
    status Pending 506-char remark

    Show marketing remark (506 chars)

    WELCOME HOME TO THIS 2 BEDROOM/2 BATHROOM HOME! FRONT ENCLOSED PORCH. KITCHEN HAS UPGRADE CABINETS, FORMICA COUNTERTOPS. WARM COZY, WOOD FIREPLACE IN LIVING ROOM. PRIMARY BEDROOM HAS LARGE PRIMARY BATHROOM WITH GARDEN TUB. LARGE LOT SPACE. SECLUDED BACKYARD WITH BACK PORCH. NEW WASHER AND DRYER. 2021 NEW HEAT PUMP. 2019 WATER HEATER REPLACED. LOT RENT INCLUDES WATER, SEPTIC AND TRASH. CAN EASILY BE CONVERTED BACK TO A 3 BEDROOM. AS A NICE BONUS THE SHED WITH ADDITIONAL SUPPLIES AND TOOLS ALSO CONVEYS!

17. 2022-09-29
    historical 506-char remark

    Show marketing remark (506 chars)

    WELCOME HOME TO THIS 2 BEDROOM/2 BATHROOM HOME! FRONT ENCLOSED PORCH. KITCHEN HAS UPGRADE CABINETS, FORMICA COUNTERTOPS. WARM COZY, WOOD FIREPLACE IN LIVING ROOM. PRIMARY BEDROOM HAS LARGE PRIMARY BATHROOM WITH GARDEN TUB. LARGE LOT SPACE. SECLUDED BACKYARD WITH BACK PORCH. NEW WASHER AND DRYER. 2021 NEW HEAT PUMP. 2019 WATER HEATER REPLACED. LOT RENT INCLUDES WATER, SEPTIC AND TRASH. CAN EASILY BE CONVERTED BACK TO A 3 BEDROOM. AS A NICE BONUS THE SHED WITH ADDITIONAL SUPPLIES AND TOOLS ALSO CONVEYS!

18. 2022-08-25
    price $19,900 506-char remark

    Show marketing remark (506 chars)

    WELCOME HOME TO THIS 2 BEDROOM/2 BATHROOM HOME! FRONT ENCLOSED PORCH. KITCHEN HAS UPGRADE CABINETS, FORMICA COUNTERTOPS. WARM COZY, WOOD FIREPLACE IN LIVING ROOM. PRIMARY BEDROOM HAS LARGE PRIMARY BATHROOM WITH GARDEN TUB. LARGE LOT SPACE. SECLUDED BACKYARD WITH BACK PORCH. NEW WASHER AND DRYER. 2021 NEW HEAT PUMP. 2019 WATER HEATER REPLACED. LOT RENT INCLUDES WATER, SEPTIC AND TRASH. CAN EASILY BE CONVERTED BACK TO A 3 BEDROOM. AS A NICE BONUS THE SHED WITH ADDITIONAL SUPPLIES AND TOOLS ALSO CONVEYS!

19. 2022-08-09
    listed $35,000 Active 506-char remark

    Show marketing remark (506 chars)

    WELCOME HOME TO THIS 2 BEDROOM/2 BATHROOM HOME! FRONT ENCLOSED PORCH. KITCHEN HAS UPGRADE CABINETS, FORMICA COUNTERTOPS. WARM COZY, WOOD FIREPLACE IN LIVING ROOM. PRIMARY BEDROOM HAS LARGE PRIMARY BATHROOM WITH GARDEN TUB. LARGE LOT SPACE. SECLUDED BACKYARD WITH BACK PORCH. NEW WASHER AND DRYER. 2021 NEW HEAT PUMP. 2019 WATER HEATER REPLACED. LOT RENT INCLUDES WATER, SEPTIC AND TRASH. CAN EASILY BE CONVERTED BACK TO A 3 BEDROOM. AS A NICE BONUS THE SHED WITH ADDITIONAL SUPPLIES AND TOOLS ALSO CONVEYS!

20. 2022-08-08
    historical $35,000 506-char remark

    Show marketing remark (506 chars)

    WELCOME HOME TO THIS 2 BEDROOM/2 BATHROOM HOME! FRONT ENCLOSED PORCH. KITCHEN HAS UPGRADE CABINETS, FORMICA COUNTERTOPS. WARM COZY, WOOD FIREPLACE IN LIVING ROOM. PRIMARY BEDROOM HAS LARGE PRIMARY BATHROOM WITH GARDEN TUB. LARGE LOT SPACE. SECLUDED BACKYARD WITH BACK PORCH. NEW WASHER AND DRYER. 2021 NEW HEAT PUMP. 2019 WATER HEATER REPLACED. LOT RENT INCLUDES WATER, SEPTIC AND TRASH. CAN EASILY BE CONVERTED BACK TO A 3 BEDROOM. AS A NICE BONUS THE SHED WITH ADDITIONAL SUPPLIES AND TOOLS ALSO CONVEYS!

ⓘ 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: $13,970
• − Mortgage interest: −$3,753
• − Property taxes: −$1,005
• − Insurance: −$335
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$1,949
• Taxable income: $4,693
• Est. tax owed @ 24.0%: −$1,126
• After-tax cash flow: $4,354/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 · 13 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 2-bath home requires moderate repairs and maintenance to improve its condition and value. The new roof and updated kitchen are positive features, but the overall condition is fair. Upgrades to the interior and exterior would significantly enhance its appeal and marketability.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — slight wear
• Minor exterior siding — some discoloration

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen countertops — modernizes kitchen and improves functionality
• Both landscape exterior — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · slight wear	Minor	$500–3,000
exterior siding · some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen countertops — modernizes kitchen and improves functionality ↑
• Both landscape exterior — enhances curb appeal and adds value ↑

ⓘ 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

+91.4% since first listed

7 events — show timeline

• 2026-04-19 Listed $67,000 BRIGHT MLS
• 2022-10-04 Sold (MLS) $13,000 BRIGHT MLS
• 2022-10-03 Pending — BRIGHT MLS
• 2022-09-29 Listing Removed — BRIGHT MLS
• 2022-08-25 Price Changed $19,900 BRIGHT MLS
• 2022-08-09 Listed $35,000 BRIGHT MLS
• 2022-08-08 Coming Soon $35,000 BRIGHT MLS