5656 Circle Park Dr Park #5594 · Rock Hall, MD 21661

$105,000

2 bd · 2.0 ba · 800 sqft · SingleFamily · 78 Days on market

Built 2025 Excellent condition $131/sqft · 54% 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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Condition / age +5.0/5.0
• 1% rule +4.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new 2025 Clayton Ruby Z located in the Circle Park mobile home community in Rock Hall. This 2-bedroom, 2-bathroom home features a spacious open floor plan with a full bedroom and bathroom on either end, offering privacy and flexibility. The home comes complete with brand-new appliances and is ready for its first owners. Public water and sewer. Financing available through Clayton Homes, subject to credit score and financing approval. Offered at $110,000. Buyer must be approved by the park. Ground rent is $550/month (buyer to verify). Contact us to schedule a tour.

Key facts

• Open floor plan
• Brand new appliances
• Built 2025

Tags

• OPEN FLOOR PLAN
• BRAND NEW APPLIANCES
• PUBLIC WATER AND SEWER

🏷️ Possibly a rental listed for sale. The $105,000 price doesn't fit this home's estimated sale value (~$230,386) 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/2.0-bath single-family listed at $105k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $68 ($818/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 $100k (4.3% below list).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 1.1% in Rock Hall — 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 55/100 on livability (#413 in MD) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A; Watch: schools F, amenities F, commute F.
• Kent County Public Schools (rural): math 10% / reading 28% proficiency, ranked #20 of 24 in MD (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 50 active listings in the ZIP; 50 units permitted in Kent County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Kent County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.96% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $230,386
• List price: $105,000
• Delta: -54.42%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5656 Circle Park Dr Park #5692	0.00mi	2/2.0	800 (0%)	8mo	$90,000	$113	93
5548 Boundary Ave	0.27mi	2/1.0	726 (-9%)	0mo	$220,500	$304	68
5810 Judefind Ave	0.37mi	2/1.5	850 (+6%)	10mo	$260,000	$306	62
5722 Judefind Ave	0.30mi	2/1.0	900 (+12%)	10mo	$260,000	$289	53

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-12,657
• Equity at exit: $15,656

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-5,369
• Equity at exit: $9,078

Cash invested: $29,400 (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 21661

• Home prices YoY: -4.1%
• Active inventory: 50
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $68

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 88%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $105,000 Active 78 DOM
2. 2026-06-17
   days on market $105,000 Active 77 DOM
3. 2026-06-16
   days on market $105,000 Active 76 DOM
4. 2026-06-15
   days on market $105,000 Active 75 DOM
5. 2026-06-13
   days on market $105,000 Active 73 DOM
6. 2026-06-13
   pricedays on market $105,000 Active 72 DOM
7. 2026-06-09
   days on market $110,000 Active 69 DOM
8. 2026-06-08
   days on market $110,000 Active 68 DOM
9. 2026-06-07
   days on market $110,000 Active 67 DOM
10. 2026-06-04
    days on market $110,000 Active 64 DOM
11. 2026-06-03
    days on market $110,000 Active 63 DOM
12. 2026-06-02
    days on market $110,000 Active 62 DOM
13. 2026-06-01
    days on market $110,000 Active 61 DOM
14. 2026-05-31
    days on market $110,000 Active 60 DOM
15. 2026-04-01
    listed $110,000 Active 575-char remark

    Show marketing remark (575 chars)

    Brand new 2025 Clayton Ruby Z located in the Circle Park mobile home community in Rock Hall. This 2-bedroom, 2-bathroom home features a spacious open floor plan with a full bedroom and bathroom on either end, offering privacy and flexibility. The home comes complete with brand-new appliances and is ready for its first owners. Public water and sewer. Financing available through Clayton Homes, subject to credit score and financing approval. Offered at $110,000. Buyer must be approved by the park. Ground rent is $550/month (buyer to verify). Contact us to schedule a tour.

ⓘ 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: $12,058
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$3,055
• Taxable loss: −$908
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $1,036/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 · 10 photos

Excellent 100/100 None rehab

This brand-new 2025 Clayton Ruby Z mobile home is move-in ready with excellent condition and no visible repairs needed. It offers a spacious open floor plan, modern finishes, and is located in a well-maintained community.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Adding a small front porch — A front porch can increase the home's curb appeal and provide a welcoming entrance.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding a small front porch — A front porch can increase the home's curb appeal and provide a welcoming entrance. ↑

ⓘ 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: Kent County Public Schools
• NCES district ID: 2400450
• Math proficiency: 10% ▼ -13.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $53,748
• Composite: 17.37/100
• National rank: #9072
• State rank: #20 of 24 in MD

Livability — Rock Hall

• Score: 55/100
• State rank: #413
• US rank: #23109

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,400

Population outlook (Kent County) Hauer SSP2

• Today (2025): 18,915 people
• By 2030: 18,192 · -3.8%
• By 2040: 16,601 · -12.2%
• By 2050: 15,089 · -20.2%
• By 2075: 12,441 · -34.2%
• By 2100: 10,191 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Black 3% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Slovak 3% Czech 3% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Kent

• 2024 margin: Toss-up / Even · D 47.4% · R 50.2% · Other 2.3%
• 2008→2024 swing: -3.3pp toward R · 2008: 0.5pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.2 2016: R+4.6 2012: R+0.9 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.10%
• Current HPI: 306.4262
• 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

1 event — show timeline

• 2026-04-01 Listed $110,000 BRIGHT MLS