8160 Ethan Ave · Easton, MD 21601

$388,000

3 bd · 2.0 ba · 2,032 sqft · SingleFamily public records · 38 Days on market

Built 2000 10,212 sqft lot $191/sqft · at area comps Est $408k · at est.

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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 +12.3/30.0
• ARV discount +9.7/15.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• 1% rule +2.5/10.0
• 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

Great open floor plan with large rooms, fenced yard, attached 2 car garage and generous closets. Freshly painted interior, move-in ready!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2000

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway with space for 4 vehicles (total 6 parking spaces)
• Utilities: Public water; Public sewer; Electric service for heating and cooling
• Home design: Vinyl siding exterior; Entry on level 1
• Construction: Composite roof
• Exterior features: Deck(s); Porch(es); Other exterior features

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Wood flooring throughout
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fan cooling; Hot water provided by natural gas
• Interior features: Ceiling fans; Wood floors; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $388k.

Deal economics

• At list price, monthly cash flow is $-70 ($-836/yr) — negative.
• To cash-flow at today's rent, offer at most $376k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (25.1% below list).
• Recommended offer: $291k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 5 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).
• This rent runs 42% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 38 days — a 3% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y 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 $250k; list at $388k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $290,621 (25.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.75% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 11.1

CMA / ARV

• ARV (median comp): $407,599
• List price: $388,000
• Delta: -4.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8173 June Way	0.03mi	4/2.5 (+1)	2,080 (+2%)	21mo	$399,998	$192	70
29676 Standish St	0.58mi	4/2.5 (+1)	2,060 (+1%)	0mo	$468,000	$227	63
8382 Colony Cir	0.41mi	4/2.5 (+1)	2,060 (+1%)	16mo	$359,900	$175	58
29390 Hawkes Hill Rd	0.68mi	3/2.0	2,132 (+5%)	6mo	$420,000	$197	55
8252 Lincoln Ct	0.20mi	4/2.5 (+1)	2,240 (+10%)	16mo	$460,000	$205	53
8388 Colony Cir	0.42mi	4/2.5 (+1)	2,277 (+12%)	1mo	$420,000	$184	52
8357 Gannon Cir	0.49mi	3/2.5	2,233 (+10%)	9mo	$565,000	$253	52
29860 Standish St	0.62mi	4/2.5 (+1)	1,920 (-6%)	17mo	$405,000	$211	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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-67,459
• Equity at exit: $57,852

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-65,064
• Equity at exit: $33,547

Cash invested: $108,640 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,906 high
• Mortgage (P&I): −$2,035
• Tax from tax record: −$169 /mo · $2,030/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $-70

Break-even live

Break-even rent $2,994

Max offer price $375,696

Occupancy floor 97%

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: $97,000
• Closing costs: $11,640
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8460 Colony Cir Easton, MD	4.0	2.5	2060	$3,000	$1.46	43d	1	0.61mi
126 Tred Avon Ave Unit NA Easton, MD	4.0	2.0	1514	$3,000	$1.98	43d	1	1.01mi
607 North St Easton, MD	3.0	2.5	1650	$3,100	$1.88	43d	1	1.13mi
300 Dixon St #204 Easton, MD	3.0	2.5	2330	$2,800	$1.20	43d	1	1.27mi
27 N Hanson St Easton, MD	3.0	2.5	2800	$3,000	$1.07	43d	1	1.48mi

Listing history 45 events

1. 2026-06-19
   days on market $388,000 Active 38 DOM
2. 2026-06-18
   days on market $388,000 Active 37 DOM
3. 2026-06-17
   days on market $388,000 Active 36 DOM
4. 2026-06-16
   days on market $388,000 Active 35 DOM
5. 2026-06-15
   days on market $388,000 Active 34 DOM
6. 2026-06-14
   days on market $388,000 Active 32 DOM
7. 2026-06-13
   price $388,000 Active 31 DOM
8. 2026-06-12
   days on market $390,000 Active 31 DOM
9. 2026-06-09
   days on market $390,000 Active 28 DOM
10. 2026-06-08
    days on market $390,000 Active 27 DOM
11. 2026-06-07
    remarks 485-char remark
12. 2026-06-07
    pricedays on market $390,000 Active 26 DOM
13. 2026-06-03
    days on market $395,000 Active 22 DOM
14. 2026-06-02
    days on market $395,000 Active 21 DOM
15. 2026-06-01
    days on market $395,000 Active 20 DOM
16. 2026-05-31
    days on market $395,000 Active 19 DOM
17. 2026-05-30
    days on market $395,000 Active 18 DOM
18. 2026-05-12
    listed $399,000 Active 454-char remark
19. 2026-04-24
    historical
20. 2026-04-07
    status Active
21. 2026-04-02
    historical
22. 2026-03-17
    price $250,000
23. 2026-01-24
    price $439,000
24. 2025-11-10
    price $440,000
25. 2025-10-16
    price $455,000
26. 2025-10-04
    listed $460,000 Active
27. 2025-08-08
    historical
28. 2013-11-15
    soldstatus $250,000
29. 2013-11-13
    soldstatus $250,000 Sold

    Show marketing remark (137 chars)

    Great open floor plan with large rooms, fenced yard, attached 2 car garage and generous closets. Freshly painted interior, move-in ready!

30. 2013-11-13
    soldstatus $250,000

    Show marketing remark (137 chars)

    Great open floor plan with large rooms, fenced yard, attached 2 car garage and generous closets. Freshly painted interior, move-in ready!

31. 2013-10-07
    status Contingent (No Kick Out)
32. 2013-10-04
    listed $256,900 Active

    Show marketing remark (137 chars)

    Great open floor plan with large rooms, fenced yard, attached 2 car garage and generous closets. Freshly painted interior, move-in ready!

33. 2013-10-04
    historical

    Show marketing remark (137 chars)

    Great open floor plan with large rooms, fenced yard, attached 2 car garage and generous closets. Freshly painted interior, move-in ready!

34. 2013-10-03
    listed $256,900

    Show marketing remark (137 chars)

    Great open floor plan with large rooms, fenced yard, attached 2 car garage and generous closets. Freshly painted interior, move-in ready!

35. 2005-04-25
    soldstatus $285,000
36. 2005-04-22
    soldstatus $285,000
37. 2005-03-15
    historical
38. 2005-03-02
    listed $295,000
39. 2002-09-10
    soldstatus $220,000
40. 2002-08-29
    soldstatus $220,000
41. 2002-07-20
    historical
42. 2002-07-10
    listed $228,000
43. 2001-01-19
    soldstatus $194,000
44. 2000-12-12
    historical
45. 2000-02-10
    listed $189,900

ⓘ 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: $2,030 · $169/mo
• Projected year-2 tax: $3,130 · $261/mo
• Expected delta: +$1,100/yr (+$92/mo · 54.2%)

ⓘ 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 ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,875
• − Mortgage interest: −$21,734
• − Property taxes: −$2,030
• − Insurance: −$1,940
• − Repairs & maintenance: −$2,790
• − Management: −$2,790
• − Depreciation: −$11,287
• Taxable loss: −$7,697
• Est. tax savings @ 24.0%: +$1,847
• After-tax cash flow: $1,011/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

+104.3% since first listed

31 events — show timeline

• 2026-06-13 Price Changed $388,000 BRIGHT MLS
• 2026-06-04 Price Changed $390,000 BRIGHT MLS
• 2026-05-21 Price Changed $395,000 BRIGHT MLS
• 2026-05-12 Listed $399,000 BRIGHT MLS
• 2026-04-24 Listing Removed — BRIGHT MLS
• 2026-04-07 Relisted — BRIGHT MLS
• 2026-04-02 Listing Removed — BRIGHT MLS
• 2026-03-17 Price Changed $250,000 BRIGHT MLS
• 2026-01-24 Price Changed $439,000 BRIGHT MLS
• 2025-11-10 Price Changed $440,000 BRIGHT MLS
• 2025-10-16 Price Changed $455,000 BRIGHT MLS
• 2025-10-04 Listed $460,000 BRIGHT MLS
• 2025-08-08 Coming Soon — BRIGHT MLS
• 2013-11-15 Sold (Public Records) $250,000 Public Records
• 2013-11-13 Sold (MLS) $250,000 MRIS
• 2013-11-13 Sold (MLS) $250,000 BRIGHT MLS
• 2013-10-07 Pending — MRIS
• 2013-10-04 Listed $256,900 MRIS
• 2013-10-04 Listing Removed — BRIGHT MLS
• 2013-10-03 Listed $256,900 BRIGHT MLS
• 2005-04-25 Sold (Public Records) $285,000 Public Records
• 2005-04-22 Sold (MLS) $285,000 MRIS
• 2005-03-15 Delisted — MRIS
• 2005-03-02 Listed $295,000 MRIS
• 2002-09-10 Sold (Public Records) $220,000 Public Records
• 2002-08-29 Sold (MLS) $220,000 MRIS
• 2002-07-20 Delisted — MRIS
• 2002-07-10 Listed $228,000 MRIS
• 2001-01-19 Sold (MLS) $194,000 MRIS
• 2000-12-12 Delisted — MRIS
• 2000-02-10 Listed $189,900 MRIS

Property tax history

-0.9%/yr

Latest (2025): $2,030 · +3.3% YoY. Source: county tax records.