102 Oyster Catcher Ct · Cambridge, MD 21613

$219,950

3 bd · 2.5 ba · 1,900 sqft · Townhouse public records · 30 Days on market

Built 2005 2,448 sqft lot Est $215k · at est. $40/mo HOA · 2% of rent

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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 +14.3/30.0
• ARV discount +6.4/15.0
• DSCR +4.4/10.0
• 1% rule +4.1/10.0
• 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

Spacious and well-maintained townhouse offering nearly 1,900 square feet of comfortable living space with an open, airy floor plan perfect for everyday living and entertaining. The bright kitchen opens to a private deck, ideal for morning coffee or evening relaxation. Entry-level features a welcoming family room, a convenient laundry area, and a half bath. Upstairs, enjoy a large combined living and dining area with neutral décor ready for your personal touch. The attractive primary suite offers generous space and ample closet storage. With abundant storage throughout and a convenient location just minutes from downtown Cambridge, shopping, dining, marinas, and all the Eastern Shore

Key facts

• Private deck
• Half bath
• Ample closet storage

Tags

• PRIVATE DECK
• WELCOMING FAMILY ROOM
• CONVENIENT LAUNDRY AREA
• HALF BATH
• AMPLE CLOSET STORAGE
• ABUNDANT STORAGE

Property features AI

Finance

• Other: Building name: CATTAIL; Above-grade finished area reported by assessor; No basement
• HOA & community: HOA fee of $120 paid quarterly; Pets allowed with no pet restrictions

Exterior

• Parking: Attached garage (front entry) with 1 garage space; Driveway; Parking lot
• Utilities: Public water; Public sewer; 200+ amp electric service; Natural gas available; Electric available; Cable TV available; Phone service available; Broadband and cable internet
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Very good condition; Estimated year built
• Construction: Vinyl siding; Architectural shingle roof; Slab foundation; Building not winterized
• Exterior features: Deck(s); Sidewalks; Street lights; Not in a tidal flood zone; Property manager present

Interior

• Kitchen: Dishwasher; Electric oven/range; Refrigerator; Exhaust fan
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Electric hot water
• Interior features: Dry wall walls and ceilings; Living room, family room, foyer
• Laundry & utility: Washer and dryer included; Has laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $42 ($502/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 $201k (8.7% below list).
• Recommended offer: $201k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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, crime F, employment 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.
• Zoned schools: Sandy Hill Elementary (math 2% / reading 8%, grade F, #766 of 860 statewide, top 93%, 374 students, 100% FRL); Mace'S Lane Middle School (math 2% / reading 16%, grade F, #212 of 225 statewide, top 95%, 481 students, 100% FRL); Cambridge-South Dorchester High School (math 22% / reading 42%, grade F, #151 of 222 statewide, top 68%, 784 students, 100% FRL) — zoned schools average 100% FRL vs 58% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 292 active listings in the ZIP; 4 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; 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 $2k of loan paydown is wiped out by about $7k 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 30 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $47k; list at $220k implies a 368% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $200,853 (8.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.91% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $214,700
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Wood Duck Dr	0.08mi	3/2.5	2,012 (+6%)	5mo	$245,000	$122	82
801 Wood Duck Dr	0.20mi	3/2.5	1,904 (+0%)	18mo	$215,000	$113	76
508 Wood Duck Dr	0.16mi	4/3.5 (+1)	2,154 (+13%)	6mo	$241,000	$112	56

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-32,932
• Equity at exit: $32,795

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-25,062
• Equity at exit: $19,017

Cash invested: $61,586 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,009 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$260 /mo · $3,118/yr
• Insurance: −$92
• HOA: −$40
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $42

Break-even live

Break-even rent $1,956

Max offer price $219,950

Occupancy floor 93%

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: $54,988
• Closing costs: $6,598
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.99mi
178 Regulator Dr N Cambridge, MD	4.0	2.5	2220	$2,500	$1.13	44d	1	1.05mi
1507 Race St Cambridge, MD	3.0	1.0	1260	$1,695	$1.35	44d	1	1.37mi
406 Robbins St Cambridge, MD	3.0	2.0	1296	$1,800	$1.39	44d	1	1.40mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 22 events

1. 2026-06-18
   days on market $219,950 Active 30 DOM
2. 2026-06-17
   days on market $219,950 Active 29 DOM
3. 2026-06-16
   days on market $219,950 Active 28 DOM
4. 2026-06-15
   days on market $219,950 Active 27 DOM
5. 2026-06-13
   days on market $219,950 Active 25 DOM
6. 2026-06-12
   days on market $219,950 Active 24 DOM
7. 2026-06-09
   days on market $219,950 Active 21 DOM
8. 2026-06-08
   days on market $219,950 Active 20 DOM
9. 2026-06-07
   days on market $219,950 Active 19 DOM
10. 2026-06-07
    days on market $219,950 Active 18 DOM
11. 2026-06-04
    days on market $219,950 Active 15 DOM
12. 2026-06-02
    days on market $219,950 Active 14 DOM
13. 2026-06-01
    days on market $219,950 Active 13 DOM
14. 2026-05-31
    days on market $219,950 Active 12 DOM
15. 2026-05-31
    days on market $219,950 Active 11 DOM
16. 2026-05-19
    listed $219,950 Active
17. 2025-02-18
    status Pending
18. 2025-02-18
    historical
19. 2025-02-05
    historical Active Under Contract
20. 2025-02-01
    listed $215,900 Active
21. 2025-01-29
    historical
22. 2004-02-12
    soldstatus $47,000

ⓘ 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: $3,118 · $260/mo
• Projected year-2 tax: $3,118 · $260/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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% 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: $24,102
• − Mortgage interest: −$12,321
• − Property taxes: −$3,118
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − HOA: −$480
• − Depreciation: −$6,399
• Taxable loss: −$3,171
• Est. tax savings @ 24.0%: +$761
• After-tax cash flow: $1,263/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

+368.0% since first listed

7 events — show timeline

• 2026-05-19 Listed $219,950 BRIGHT MLS
• 2025-02-18 Pending — BRIGHT MLS
• 2025-02-18 Listing Removed — BRIGHT MLS
• 2025-02-05 Contingent — BRIGHT MLS
• 2025-02-01 Listed $215,900 BRIGHT MLS
• 2025-01-29 Coming Soon — BRIGHT MLS
• 2004-02-12 Sold (Public Records) $47,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,118 · +23.2% YoY. Source: county tax records.