1709 Emerson Ave · Salisbury, MD 21801

$99,900

5 bd · 2.0 ba · 2,952 sqft · SingleFamily public records · 21 Days on market

Built 1971 0.63 ac lot $34/sqft · 71% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BASS MASTER LAKE COMMUNITY. PRICED RIGHT. 16X14 SCREENED PORCH, CENTRAL VAC, 2 ADDITIONAL ROOMS, GROUND FLOOR. 2 TOOL SHEDS, LARGE DECK. LEASE PURCHASE: $2000 DP FORFEITABLE $675 MO, $100 TOWARDS CLOSING.

Key facts

• Large deck
• Great curb appeal
• Expansive yard

Tags

• LARGE DECK
• EXPANSIVE YARD
• GREAT CURB APPEAL
• PROXIMITY TO MAJOR CITIES

Property features AI

Finance

• Other: Ownership: Fee simple; Total below-grade area 760 (per assessor); Above-grade finished area 2,192 (per assessor)

Exterior

• Parking: On-street parking
• Utilities: Private water; Private sewer / private septic tank
• Home design: Detached structure; Finished above-grade area per assessor
• Construction: Frame construction; Permanent foundation; Below-grade finished area per assessor
• Exterior features: Not in a federal flood zone; Above-grade and below-grade other structures

Interior

• Bedrooms: 2 bedrooms on main level; 3 bedrooms on first lower level
• Bathrooms: 2 full bathrooms total (1 on main level, 1 on first lower level)
• Heating & cooling: Other heating; Other cooling; Other hot water
• Interior features: Daylight, full basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $915 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 4.8% in Salisbury — 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 60/100 on livability (#351 in MD) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: schools D-, crime F, amenities F.
• Wicomico County Public Schools (urban): math 16% / reading 26% proficiency, ranked #19 of 24 in MD (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.2%/yr); 190 active listings in the ZIP; 278 units permitted in Wicomico County in 2024 (44 in 5+ unit buildings).
• This rent runs 35% of the median local income ($71k/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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wicomico County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 30y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 2.06% ✓
• Cap rate: 17.28%
• Cash-on-cash: 39.24%
• DSCR: 2.75
• GRM: 4.0

CMA / ARV

• ARV (median comp): $341,885
• List price: $99,900
• Delta: -70.78%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1709 Emerson Ave	0.00mi	5/2.0	2,952 (0%)	1mo	$105,000	$36	99

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 · 7.21% rent growth · sell at horizon

5-year hold

• IRR: 40.3%
• Equity multiple: 2.83×
• Total profit: $51,212
• Equity at exit: $14,895

10-year hold

• IRR: 48.6%
• Equity multiple: 6.74×
• Total profit: $160,503
• Equity at exit: $8,638

Cash invested: $27,972 (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 21801

• Home prices YoY: -30.6%
• Rents YoY: 7.2%
• Active inventory: 190
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,060 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$147 /mo · $1,763/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $915

Break-even live

Break-even rent $902

Max offer price $99,900

Occupancy floor 51%

Sensitivity live

Price	-10% $971	-5% $943	+0% $915	+5% $886	+10% $858
Rent	-10% $752	-5% $833	+0% $915	+5% $996	+10% $1,077
Rate	-1.0pp $965	-0.5pp $940	base $915	+0.5pp $889	+1.0pp $863

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-15
   status Pending 1104-char remark
2. 2026-04-24
   listed $99,900 Active 1104-char remark
3. 1999-08-05
   soldstatus $82,000
4. 1999-07-30
   soldstatus $82,000 206-char remark

   Show marketing remark (206 chars)

   BASS MASTER LAKE COMMUNITY. PRICED RIGHT. 16X14 SCREENED PORCH, CENTRAL VAC, 2 ADDITIONAL ROOMS, GROUND FLOOR. 2 TOOL SHEDS, LARGE DECK. LEASE PURCHASE: $2000 DP FORFEITABLE $675 MO, $100 TOWARDS CLOSING.

5. 1997-10-09
   listed $82,900 206-char remark

   Show marketing remark (206 chars)

   BASS MASTER LAKE COMMUNITY. PRICED RIGHT. 16X14 SCREENED PORCH, CENTRAL VAC, 2 ADDITIONAL ROOMS, GROUND FLOOR. 2 TOOL SHEDS, LARGE DECK. LEASE PURCHASE: $2000 DP FORFEITABLE $675 MO, $100 TOWARDS CLOSING.

6. 1997-09-30
   historical
7. 1996-08-16
   listed $82,900
8. 1987-12-01
   soldstatus $69,900
9. 1979-02-01
   soldstatus $48,000

ⓘ 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: $1,763 · $147/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,716
• − Mortgage interest: −$5,596
• − Property taxes: −$1,763
• − Insurance: −$500
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − Depreciation: −$2,906
• Taxable income: $9,997
• Est. tax owed @ 24.0%: −$2,399
• After-tax cash flow: $8,578/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: Wicomico County Public Schools
• NCES district ID: 2400690
• Math proficiency: 16% ▼ -18.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $51,745
• Composite: 18.87/100
• National rank: #8860
• State rank: #19 of 24 in MD

Livability — Salisbury

• Score: 60/100
• State rank: #351
• US rank: #18948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wicomico County · 75,969 people
• City population: 70,518
• Metro: Salisbury, MD-DE
• Population (ZIP): 30,088
• Household income: $71,313
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 964.0

Population outlook (Wicomico County) Hauer SSP2

• Today (2025): 108,548 people
• By 2030: 111,783 · +3.0%
• By 2040: 118,139 · +8.8%
• By 2050: 123,641 · +13.9%
• By 2075: 139,784 · +28.8%
• By 2100: 145,334 · +33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 54% Black 33% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 4% Romanian 2% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 89% English-only · Spanish 4% French/Haitian/Cajun 3% Other Indo-European 2%

Political lean MEDSL · Wicomico

• 2024 margin: Lean R (+5.5) · D 46.1% · R 51.5% · Other 2.4%
• 2008→2024 swing: +0.3pp no change · 2008: -5.8pp · 2024: -5.5pp
• All cycles: 2024: R+5.5 2020: R+1.9 2016: R+11.6 2012: R+6.9 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.55%
• Current HPI: 232.3103
• Rent YoY: ▲ 7.21%
• Metro: Salisbury, MD-DE
• 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

+118.8% since first listed

10 events — show timeline

• 2026-05-29 Sold (MLS) $105,000 BRIGHT MLS
• 2026-05-15 Pending — BRIGHT MLS
• 2026-04-24 Listed $99,900 BRIGHT MLS
• 1999-08-05 Sold (Public Records) $82,000 Public Records
• 1999-07-30 Sold (MLS) $82,000 BRIGHT MLS
• 1997-10-09 Listed $82,900 BRIGHT MLS
• 1997-09-30 Listing Removed — BRIGHT MLS
• 1996-08-16 Listed $82,900 BRIGHT MLS
• 1987-12-01 Sold (Public Records) $69,900 Public Records
• 1979-02-01 Sold (Public Records) $48,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,763 · +1.3% YoY. Source: county tax records.