812 Bradley Ave · Cambridge, MD 21613

$164,900

4 bd · 2.5 ba · 1,876 sqft · SingleFamily public records · 149 Days on market

Built 1981 7,560 sqft lot $88/sqft · 24% below area Est $218k · 24% under ↓ 12% since listing

---

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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +7.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The home is in dated condition and will benefit from updates and improvements throughout, offering an excellent opportunity for an investor or owner-occupant with vision. With some renovations, this property has the potential to significantly increase in value while being customized to suit personal style or rental needs. Ideal for those looking to build equity, the home provides a solid foundation to transform it into a modern and comfortable living space.

Key facts

• 7,560 sq ft lot
• 2 parking spots
• Built 1981

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.3% in Cambridge — 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 65/100 on livability (#255 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: amenities D, schools F, crime F.
• Dorchester County Public Schools (rural): math 10% / reading 23% proficiency, ranked #23 of 24 in MD (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 294 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 81 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Dorchester County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $145,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 1.23% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.20%
• DSCR: 1.45
• GRM: 6.8

CMA / ARV

• ARV (median comp): $218,364
• List price: $164,900
• Delta: -24.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 Miles Ave	0.09mi	4/2.5	1,874 (-0%)	21mo	$287,000	$153	78
1002 Miles Ave	0.06mi	4/2.5	1,814 (-3%)	17mo	$276,000	$152	78
638 Douglas St	0.43mi	4/2.0	1,942 (+4%)	1mo	$230,000	$118	71
632 Douglas St	0.44mi	3/2.5 (-1)	1,726 (-8%)	6mo	$225,000	$130	56
634 Douglas St	0.48mi	4/3.5	2,075 (+11%)	2mo	$235,000	$113	55
519 Pine St	0.69mi	4/2.5	1,826 (-3%)	17mo	$209,000	$114	50
700 Moores Ave	0.28mi	4/4.0	1,670 (-11%)	17mo	$248,065	$149	49
305 Terrapin Cir	0.74mi	4/2.5	1,993 (+6%)	19mo	$347,500	$174	39
406 Osprey Cir	0.62mi	3/2.5 (-1)	1,978 (+5%)	23mo	$350,000	$177	38

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,661
• Equity at exit: $24,587

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $31,032
• Equity at exit: $14,258

Cash invested: $46,172 (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 21613

• Home prices YoY: -25.1%
• Active inventory: 294
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,031 high
• Mortgage (P&I): −$865
• Tax from tax record: −$279 /mo · $3,349/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $392

Break-even live

Break-even rent $1,535

Max offer price $164,900

Occupancy floor 76%

Sensitivity live

Price	-10% $486	-5% $439	+0% $392	+5% $346	+10% $299
Rent	-10% $232	-5% $312	+0% $392	+5% $473	+10% $553
Rate	-1.0pp $475	-0.5pp $434	base $392	+0.5pp $350	+1.0pp $306

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
804 Allen St Cambridge, MD	4.0	2.0	1326	$1,800	$1.36	44d	1	0.33mi
1507 Race St Cambridge, MD	3.0	1.0	1260	$1,695	$1.35	44d	1	0.50mi
406 Robbins St Cambridge, MD	3.0	2.0	1296	$1,800	$1.39	44d	1	0.61mi
318 E Appleby Ave Cambridge, MD	3.0	2.5	1536	$2,100	$1.37	44d	1	0.70mi
401 N Seaway Ct Cambridge, MD	3.0	2.5	1867	$2,600	$1.39	44d	1	1.02mi
414 Waterfield Ct Cambridge, MD	3.0	2.5	2000	$2,395	$1.20	44d	1	1.08mi
2509 Boeing Way Cambridge, MD	3.0	2.5	1780	$1,965	$1.10	44d	1	1.13mi
2505 Boeing Way Cambridge, MD	3.0	2.5	1557	$2,199	$1.41	44d	1	1.13mi
2484 Westwind Blvd Unit TH Cambridge, MD	3.0	2.5	1826	$2,100	$1.15	44d	1	1.14mi
2504 Boeing Way Cambridge, MD	3.0	2.5	1922	$2,199	$1.14	44d	1	1.16mi

Listing history 22 events

1. 2026-06-21
   days on market $164,900 Active 149 DOM
2. 2026-06-18
   days on market $164,900 Active 147 DOM
3. 2026-06-17
   days on market $164,900 Active 146 DOM
4. 2026-06-16
   days on market $164,900 Active 145 DOM
5. 2026-06-15
   days on market $164,900 Active 144 DOM
6. 2026-06-13
   days on market $164,900 Active 142 DOM
7. 2026-06-12
   days on market $164,900 Active 141 DOM
8. 2026-06-09
   days on market $164,900 Active 138 DOM
9. 2026-06-08
   days on market $164,900 Active 137 DOM
10. 2026-06-07
    days on market $164,900 Active 136 DOM
11. 2026-06-07
    days on market $164,900 Active 135 DOM
12. 2026-06-04
    days on market $164,900 Active 132 DOM
13. 2026-06-02
    days on market $164,900 Active 131 DOM
14. 2026-06-01
    price $164,900 Active 130 DOM
15. 2026-06-01
    days on market $189,000 Active 130 DOM
16. 2026-05-31
    days on market $189,000 Active 129 DOM
17. 2026-05-31
    days on market $189,000 Active 128 DOM
18. 2026-05-05
    status Active 461-char remark

    Show marketing remark (461 chars)

    The home is in dated condition and will benefit from updates and improvements throughout, offering an excellent opportunity for an investor or owner-occupant with vision. With some renovations, this property has the potential to significantly increase in value while being customized to suit personal style or rental needs. Ideal for those looking to build equity, the home provides a solid foundation to transform it into a modern and comfortable living space.

19. 2026-04-20
    status Pending 461-char remark

    Show marketing remark (461 chars)

    The home is in dated condition and will benefit from updates and improvements throughout, offering an excellent opportunity for an investor or owner-occupant with vision. With some renovations, this property has the potential to significantly increase in value while being customized to suit personal style or rental needs. Ideal for those looking to build equity, the home provides a solid foundation to transform it into a modern and comfortable living space.

20. 2026-03-11
    price $189,000 461-char remark

    Show marketing remark (461 chars)

    The home is in dated condition and will benefit from updates and improvements throughout, offering an excellent opportunity for an investor or owner-occupant with vision. With some renovations, this property has the potential to significantly increase in value while being customized to suit personal style or rental needs. Ideal for those looking to build equity, the home provides a solid foundation to transform it into a modern and comfortable living space.

21. 2026-02-11
    price $199,900 461-char remark

    Show marketing remark (461 chars)

    The home is in dated condition and will benefit from updates and improvements throughout, offering an excellent opportunity for an investor or owner-occupant with vision. With some renovations, this property has the potential to significantly increase in value while being customized to suit personal style or rental needs. Ideal for those looking to build equity, the home provides a solid foundation to transform it into a modern and comfortable living space.

22. 2026-01-07
    listed $215,000 Active 461-char remark

    Show marketing remark (461 chars)

    The home is in dated condition and will benefit from updates and improvements throughout, offering an excellent opportunity for an investor or owner-occupant with vision. With some renovations, this property has the potential to significantly increase in value while being customized to suit personal style or rental needs. Ideal for those looking to build equity, the home provides a solid foundation to transform it into a modern and comfortable living space.

ⓘ 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: $3,349 · $279/mo
• Projected year-2 tax: $3,349 · $279/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,377
• − Mortgage interest: −$9,237
• − Property taxes: −$3,349
• − Insurance: −$824
• − Repairs & maintenance: −$1,950
• − Management: −$1,950
• − Depreciation: −$4,797
• Taxable income: $2,269
• Est. tax owed @ 24.0%: −$545
• After-tax cash flow: $4,163/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: Dorchester County Public Schools
• NCES district ID: 2400300
• Math proficiency: 10% ▼ -14.00%
• Reading proficiency: 23% ▼ -12.00%
• Median HH income: $46,767
• Composite: 14.65/100
• National rank: #9404
• State rank: #23 of 24 in MD

Livability — Cambridge

• Score: 65/100
• State rank: #255
• US rank: #13046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cambridge, MD
• Population (ZIP): 18,167

Population outlook (Dorchester County) Hauer SSP2

• Today (2025): 31,699 people
• By 2030: 31,054 · -2.0%
• By 2040: 29,712 · -6.3%
• By 2050: 28,618 · -9.7%
• By 2075: 28,436 · -10.3%
• By 2100: 28,937 · -8.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Black 33% Two or more races 10% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Dorchester

• 2024 margin: R (+14.6) · D 41.6% · R 56.1% · Other 2.3%
• 2008→2024 swing: -6.3pp toward R · 2008: -8.2pp · 2024: -14.6pp
• All cycles: 2024: R+14.6 2020: R+11.9 2016: R+16.0 2012: R+6.6 2008: R+8.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.03%
• Current HPI: 271.1127
• 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

-12.1% since first listed

5 events — show timeline

• 2026-05-05 Relisted — BRIGHT MLS
• 2026-04-20 Pending — BRIGHT MLS
• 2026-03-11 Price Changed $189,000 BRIGHT MLS
• 2026-02-11 Price Changed $199,900 BRIGHT MLS
• 2026-01-07 Listed $215,000 BRIGHT MLS

Property tax history

+5.9%/yr

Latest (2025): $3,349 · +17.4% YoY. Source: county tax records.