2905 Ram Rd · Cambridge, MD 21613

$62,000

3 bd · 1.0 ba · 1,320 sqft · SingleFamily · 13 Days on market

Built 1978 Average condition Est $92k · 33% under ↓ 11% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Nicely renovated, maintained home in quiet community. All appliances included. Ready for someone looking for low maintenance living. Current monthly lot rent is $670. Buyers must also be approved by park management.

Key facts

• Built 1978
• Listed 13 days

Property features AI

Finance

• Financial info: Monthly ground rent of $670 (ground rent ownership interest)

Exterior

• Parking: Driveway
• Utilities: Community water; Community septic tank
• Home design: Manufactured home; Estimated year built
• Construction: Above-grade construction
• Exterior features: Not in a federal flood zone; Above-grade other structures

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning (electric); Oil heating
• Interior features: Estimated living area; No basement; Main-level accessibility ramp

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $62k).
• Cap rate 28.2% vs local median 4.2% 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: 292 active listings in the ZIP; 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 $429 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $62,000

Questions for the listing agent

1. Built in 1978 — 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 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?
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: 3.18% ✓
• Cap rate: 28.16%
• Cash-on-cash: 78.09%
• DSCR: 4.47
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $92,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2909 Ram Rd	0.03mi	3/2.0	1,200 (-9%)	10mo	$83,900	$70	72
2907 Ram Rd	0.01mi	2/2.0 (-1)	1,200 (-9%)	24mo	$34,900	$29	55
5294 Bucktown Rd	0.33mi	3/2.0	1,160 (-12%)	9mo	$245,000	$211	52

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: 78.2%
• Equity multiple: 4.57×
• Total profit: $61,938
• Equity at exit: $9,244

10-year hold

• IRR: 81.7%
• Equity multiple: 9.45×
• Total profit: $146,708
• Equity at exit: $5,361

Cash invested: $17,360 (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: 292
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,972 medium
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$78 /mo · $930/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $1,130

Break-even live

Break-even rent $542

Max offer price $62,000

Occupancy floor 38%

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $62,000 Active 13 DOM
2. 2026-06-17
   days on market $62,000 Active 12 DOM
3. 2026-06-16
   days on market $62,000 Active 11 DOM
4. 2026-06-15
   days on market $62,000 Active 10 DOM
5. 2026-06-13
   days on market $62,000 Active 8 DOM
6. 2026-06-12
   days on market $62,000 Active 7 DOM
7. 2026-06-09
   days on market $62,000 Active 4 DOM
8. 2026-06-08
   days on market $62,000 Active 3 DOM
9. 2026-06-07
   days on market $62,000 Active 2 DOM
10. 2026-06-07
    remarks 216-char remark
11. 2026-06-07
    statusdays on market $62,000 Active 1 DOM
12. 2026-06-04
    days on market $62,000 Coming Soon 14 DOM
13. 2026-06-02
    days on market $62,000 Coming Soon 13 DOM
14. 2026-06-01
    days on market $62,000 Coming Soon 12 DOM
15. 2026-05-31
    days on market $62,000 Coming Soon 11 DOM
16. 2026-05-31
    days on market $62,000 Coming Soon 10 DOM
17. 2026-05-20
    historical $62,000
18. 2023-10-24
    historical
19. 2023-10-09
    listed $69,900 Active

ⓘ 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: $23,669
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$310
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − Depreciation: −$1,804
• Taxable income: $13,365
• Est. tax owed @ 24.0%: −$3,208
• After-tax cash flow: $10,349/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 · 1 photo

Average 55/100 Cosmetic rehab

A nicely renovated home with average condition, requiring minor repairs and maintenance to enhance its resale and rental value.

Repairs flagged

• Minor exterior siding — Light wear
• Minor interior walls — Paint appears faded

Value-add opportunities

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both replace carpet with hardwood or tile flooring — Hardwood or tile flooring is more durable and adds value
• Both update kitchen appliances — Modern appliances improve functionality and appeal
• Both update bathrooms with new fixtures and paint — Fresh bathrooms enhance functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Light wear	Minor	$500–3,000
interior walls · Paint appears faded	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace carpet with hardwood or tile flooring — Hardwood or tile flooring is more durable and adds value ↑
• Both update kitchen appliances — Modern appliances improve functionality and appeal ↑
• Both update bathrooms with new fixtures and paint — Fresh bathrooms enhance functionality and appeal ↑

ⓘ 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: 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

• 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

-11.3% since first listed

3 events — show timeline

• 2026-05-20 Coming Soon $62,000 BRIGHT MLS
• 2023-10-24 Listing Removed — BRIGHT MLS
• 2023-10-09 Listed $69,900 BRIGHT MLS