304 W Oak Ave · Easton, MD 21601

$349,000

4 bd · 2.0 ba · 1,820 sqft · SingleFamily public records · 246 Days on market

Built 1959 9,750 sqft lot $192/sqft · 15% below area Est $457k · 24% under

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Why this score? — see what drove the C 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 1959 and enhanced with a spacious primary suite addition in 1995, this 3–4 bedroom, 2-bath home provides generous living space and a versatile layout. The front covered porch leads into a bright living room with large windows overlooking the front yard. Beautiful original hardwood floors carry throughout much of the home. The open kitchen overlooks the dining area and sunroom. The home features a thoughtful split floor plan, with the guest bedrooms located in the right wing, including two bedrooms and a versatile flex room - ideal as a forth bedroom, home office or playroom. On the left side, the private primary suite addition includes a loft area, full bath, walk-in closet and sliding glass doors that open to the rear patio. Additional highlights include a mudroom with a laundry area featuring a laundry counter and built in cabinet storage. Outside you’ll find a heated and cooled workshop, a spacious patio with a fire pit, a partially fenced rear yard with storage shed, a front blacktop driveway and rear alley access for additional off-street parking. Conveniently located just blocks from Idlewild Park, the Rails-to-Trails path and downtown Easton’s shops, restaurants and attractions.

Key facts

• Split floor plan
• Open kitchen
• 9,750 sq ft lot

Tags

• PRIMARY SUITE ADDITION
• ORIGINAL HARDWOOD FLOORS
• OPEN KITCHEN
• SPLIT FLOOR PLAN
• PRIVATE PRIMARY SUITE
• MUDROOM WITH LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/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 $324k (7.1% below list).
• Recommended offer: $307k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.8% in Easton — 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 71/100 on livability (#154 in MD) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A-, employment B+; Watch: amenities C-, schools D, crime D.
• Talbot County Public Schools (town): math 15% / reading 35% proficiency, ranked #12 of 24 in MD (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 207 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 158 units permitted in Talbot County in 2024 (0 in 5+ unit buildings).
• At $3,241/mo this rent would consume 46% of the median local household income ($84k/yr) (locally 771% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Talbot County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $108k; list at $349k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $307,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 9.0

CMA / ARV

• ARV (median comp): $456,551
• List price: $349,000
• Delta: -23.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 S Washington St	0.10mi	3/2.0 (-1)	1,740 (-4%)	2mo	$456,000	$262	82
507 Decatur Pl	0.20mi	4/2.0	1,904 (+5%)	9mo	$425,000	$223	75
110 W Oak Ave	0.22mi	3/2.5 (-1)	1,900 (+4%)	8mo	$565,000	$297	69
414 S Aurora St	0.55mi	3/2.0 (-1)	1,812 (-0%)	6mo	$504,000	$278	64
709 Elwood Ave	0.10mi	3/2.5 (-1)	2,000 (+10%)	12mo	$615,000	$308	62
702 S Aurora St	0.14mi	3/2.0 (-1)	2,024 (+11%)	13mo	$482,500	$238	59
721 Elwood Ave	0.14mi	3/2.0 (-1)	1,628 (-10%)	16mo	$400,000	$246	58
314 Linden Ave	0.13mi	3/2.0 (-1)	1,592 (-12%)	19mo	$375,000	$236	52
29296 Corbin Pkwy	0.66mi	4/2.5	1,880 (+3%)	12mo	$395,000	$210	52
104 Hughlett St	0.26mi	3/2.5 (-1)	2,030 (+12%)	14mo	$480,000	$236	50
414 Trippe Ave	0.54mi	3/2.5 (-1)	1,664 (-9%)	16mo	$425,000	$255	40

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-24,636
• Equity at exit: $52,037

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $19,175
• Equity at exit: $30,175

Cash invested: $97,720 (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 21601

• Home prices YoY: -31.0%
• Active inventory: 207
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,241 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$81 /mo · $975/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $504

Break-even live

Break-even rent $2,604

Max offer price $349,000

Occupancy floor 79%

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
532 Trippe Ave Easton, MD	3.0	2.0	1995	$3,900	$1.95	43d	1	0.23mi
7424 Tour Dr Easton, MD	3.0	2.5	1360	$2,300	$1.69	43d	1	0.87mi
28400 Pinehurst Cir Easton, MD	3.0	2.5	1805	$2,600	$1.44	43d	1	0.90mi
126 Tred Avon Ave Unit NA Easton, MD	4.0	2.0	1514	$3,000	$1.98	43d	1	0.92mi
29181 Pin Oak Way Easton, MD	3.0	2.0	1358	$2,600	$1.91	43d	1	1.04mi
607 North St Easton, MD	3.0	2.5	1650	$3,100	$1.88	43d	1	1.31mi
300 Dixon St #204 Easton, MD	3.0	2.5	2330	$2,800	$1.20	43d	1	1.37mi

Listing history 19 events

1. 2026-06-17
   status $349,000 Pending 246 DOM
2. 2026-06-16
   days on market $349,000 Active 246 DOM
3. 2026-06-15
   days on market $349,000 Active 245 DOM
4. 2026-06-14
   days on market $349,000 Active 243 DOM
5. 2026-06-12
   days on market $349,000 Active 242 DOM
6. 2026-06-09
   days on market $349,000 Active 239 DOM
7. 2026-06-08
   days on market $349,000 Active 238 DOM
8. 2026-06-07
   days on market $349,000 Active 237 DOM
9. 2026-06-03
   days on market $349,000 Active 233 DOM
10. 2026-06-02
    days on market $349,000 Active 232 DOM
11. 2026-06-01
    days on market $349,000 Active 231 DOM
12. 2026-05-31
    days on market $349,000 Active 230 DOM
13. 2026-05-30
    days on market $349,000 Active 229 DOM
14. 2026-05-11
    price $349,000 1231-char remark

    Show marketing remark (1231 chars)

    Built in 1959 and enhanced with a spacious primary suite addition in 1995, this 3–4 bedroom, 2-bath home provides generous living space and a versatile layout. The front covered porch leads into a bright living room with large windows overlooking the front yard. Beautiful original hardwood floors carry throughout much of the home. The open kitchen overlooks the dining area and sunroom. The home features a thoughtful split floor plan, with the guest bedrooms located in the right wing, including two bedrooms and a versatile flex room - ideal as a forth bedroom, home office or playroom. On the left side, the private primary suite addition includes a loft area, full bath, walk-in closet and sliding glass doors that open to the rear patio. Additional highlights include a mudroom with a laundry area featuring a laundry counter and built in cabinet storage. Outside you’ll find a heated and cooled workshop, a spacious patio with a fire pit, a partially fenced rear yard with storage shed, a front blacktop driveway and rear alley access for additional off-street parking. Conveniently located just blocks from Idlewild Park, the Rails-to-Trails path and downtown Easton’s shops, restaurants and attractions.

15. 2026-03-27
    price $389,000 1231-char remark

    Show marketing remark (1231 chars)

    Built in 1959 and enhanced with a spacious primary suite addition in 1995, this 3–4 bedroom, 2-bath home provides generous living space and a versatile layout. The front covered porch leads into a bright living room with large windows overlooking the front yard. Beautiful original hardwood floors carry throughout much of the home. The open kitchen overlooks the dining area and sunroom. The home features a thoughtful split floor plan, with the guest bedrooms located in the right wing, including two bedrooms and a versatile flex room - ideal as a forth bedroom, home office or playroom. On the left side, the private primary suite addition includes a loft area, full bath, walk-in closet and sliding glass doors that open to the rear patio. Additional highlights include a mudroom with a laundry area featuring a laundry counter and built in cabinet storage. Outside you’ll find a heated and cooled workshop, a spacious patio with a fire pit, a partially fenced rear yard with storage shed, a front blacktop driveway and rear alley access for additional off-street parking. Conveniently located just blocks from Idlewild Park, the Rails-to-Trails path and downtown Easton’s shops, restaurants and attractions.

16. 2026-01-15
    price $395,000 1231-char remark

    Show marketing remark (1231 chars)

    Built in 1959 and enhanced with a spacious primary suite addition in 1995, this 3–4 bedroom, 2-bath home provides generous living space and a versatile layout. The front covered porch leads into a bright living room with large windows overlooking the front yard. Beautiful original hardwood floors carry throughout much of the home. The open kitchen overlooks the dining area and sunroom. The home features a thoughtful split floor plan, with the guest bedrooms located in the right wing, including two bedrooms and a versatile flex room - ideal as a forth bedroom, home office or playroom. On the left side, the private primary suite addition includes a loft area, full bath, walk-in closet and sliding glass doors that open to the rear patio. Additional highlights include a mudroom with a laundry area featuring a laundry counter and built in cabinet storage. Outside you’ll find a heated and cooled workshop, a spacious patio with a fire pit, a partially fenced rear yard with storage shed, a front blacktop driveway and rear alley access for additional off-street parking. Conveniently located just blocks from Idlewild Park, the Rails-to-Trails path and downtown Easton’s shops, restaurants and attractions.

17. 2025-11-12
    price $419,000 1231-char remark

    Show marketing remark (1231 chars)

    Built in 1959 and enhanced with a spacious primary suite addition in 1995, this 3–4 bedroom, 2-bath home provides generous living space and a versatile layout. The front covered porch leads into a bright living room with large windows overlooking the front yard. Beautiful original hardwood floors carry throughout much of the home. The open kitchen overlooks the dining area and sunroom. The home features a thoughtful split floor plan, with the guest bedrooms located in the right wing, including two bedrooms and a versatile flex room - ideal as a forth bedroom, home office or playroom. On the left side, the private primary suite addition includes a loft area, full bath, walk-in closet and sliding glass doors that open to the rear patio. Additional highlights include a mudroom with a laundry area featuring a laundry counter and built in cabinet storage. Outside you’ll find a heated and cooled workshop, a spacious patio with a fire pit, a partially fenced rear yard with storage shed, a front blacktop driveway and rear alley access for additional off-street parking. Conveniently located just blocks from Idlewild Park, the Rails-to-Trails path and downtown Easton’s shops, restaurants and attractions.

18. 2025-10-13
    listed $439,000 Active 1231-char remark

    Show marketing remark (1231 chars)

    Built in 1959 and enhanced with a spacious primary suite addition in 1995, this 3–4 bedroom, 2-bath home provides generous living space and a versatile layout. The front covered porch leads into a bright living room with large windows overlooking the front yard. Beautiful original hardwood floors carry throughout much of the home. The open kitchen overlooks the dining area and sunroom. The home features a thoughtful split floor plan, with the guest bedrooms located in the right wing, including two bedrooms and a versatile flex room - ideal as a forth bedroom, home office or playroom. On the left side, the private primary suite addition includes a loft area, full bath, walk-in closet and sliding glass doors that open to the rear patio. Additional highlights include a mudroom with a laundry area featuring a laundry counter and built in cabinet storage. Outside you’ll find a heated and cooled workshop, a spacious patio with a fire pit, a partially fenced rear yard with storage shed, a front blacktop driveway and rear alley access for additional off-street parking. Conveniently located just blocks from Idlewild Park, the Rails-to-Trails path and downtown Easton’s shops, restaurants and attractions.

19. 1992-12-30
    soldstatus $107,500

ⓘ 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: $975 · $81/mo
• Projected year-2 tax: $2,390 · $199/mo
• Expected delta: +$1,414/yr (+$118/mo · 145.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,896
• − Mortgage interest: −$19,549
• − Property taxes: −$975
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,112
• − Management: −$3,112
• − Depreciation: −$10,153
• Taxable income: $250
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $5,985/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: Talbot County Public Schools
• NCES district ID: 2400630
• Math proficiency: 15% ▼ -19.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $61,786
• Composite: 23.11/100
• National rank: #7961
• State rank: #12 of 24 in MD

Livability — Easton

• Score: 71/100
• State rank: #154
• US rank: #6882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Easton, MD
• County: Talbot County · 24,671 people
• City population: 24,671
• Metro: Easton, MD
• Population (ZIP): 24,671
• Household income: $83,680
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 771.0

Population outlook (Talbot County) Hauer SSP2

• Today (2025): 36,811 people
• By 2030: 36,305 · -1.4%
• By 2040: 34,818 · -5.4%
• By 2050: 32,982 · -10.4%
• By 2075: 29,631 · -19.5%
• By 2100: 25,767 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 14% Hispanic / Latino 10% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 9% · Canada, Guatemala
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 2%

Political lean MEDSL · Talbot

• 2024 margin: Toss-up / Even · D 49.0% · R 49.1% · Other 1.9%
• 2008→2024 swing: +9.6pp toward D · 2008: -9.6pp · 2024: -0.0pp
• All cycles: 2024: R+0.0 2020: D+0.5 2016: R+11.9 2012: R+13.2 2008: R+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.01%
• Current HPI: 229.2902
• Rent YoY: —
• Metro: Easton, MD
• 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

+224.7% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $349,000 BRIGHT MLS
• 2026-03-27 Price Changed $389,000 BRIGHT MLS
• 2026-01-15 Price Changed $395,000 BRIGHT MLS
• 2025-11-12 Price Changed $419,000 BRIGHT MLS
• 2025-10-13 Listed $439,000 BRIGHT MLS
• 1992-12-30 Sold (Public Records) $107,500 Public Records

Property tax history

-3.5%/yr

Latest (2025): $975 · +3.0% YoY. Source: county tax records.