35 Chartwell Ct · Perryville, MD 21903

$249,999

3 bd · 1.5 ba · 1,320 sqft · Townhouse public records · 3 Days on market

Built 1996 2,000 sqft lot Est $257k · at est. $43/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 +13.8/30.0
• ARV discount +8.8/15.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well located entry-level townhome, close to Harford Co. , RT 40 and 95. 1320 Sq. Ft. No basement issues. Kitchen to the rear, with patio outside sliding glass door to clear, open rear yard. Freshly painted walls, new carpet living room and stairs, new front storm door, HVAC 3 years old. Likely needs appliances. Attached storage area off patio. 3 bedrooms and 1 full bath with double vanity, on upper level, 1 half bath on main level. Large walk-in closets in primary and 2nd bedroom as well as laminate flooring in all bedrooms. Living room dining room combo, plus eating area with space for table in kitchen.

Key facts

• $43 HOA
• 2 parking spots
• Built 1996

Property features AI

Finance

• HOA & community: Monthly HOA fee; HOA covers trash, management, and common area maintenance

Exterior

• Parking: Two assigned spaces; Free assigned parking; On-street parking available
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Interior townhouse/rowhouse; Two stories; Main entrance faces east; Fee simple ownership
• Construction: Brick front construction; Asphalt shingle roof; Slab foundation; Pets allowed (cats and dogs)
• Exterior features: Level rear yard; Fishing available

Interior

• Kitchen: Dishwasher; Disposal; Electric oven/range; Range hood; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans; Electric heating and cooling systems; Electric hot water
• Interior features: Carpet; Ceiling fans; Attic; Combination kitchen and dining area; Dining area; Traditional floor plan; Country-style kitchen with table space; Tub with shower; Six-panel doors; Drywall walls and ceilings

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $23 ($280/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 $213k (14.9% below list).
• Recommended offer: $213k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.9% in Perryville — 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 78/100 on livability (#74 in MD, #2,689 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime D+, amenities F.
• Cecil County Public Schools (rural): math 15% / reading 30% proficiency, ranked #15 of 24 in MD (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Perryville High (math 37% / reading 57%, grade D-, #114 of 222 statewide, top 52%, 858 students, 46% FRL).
• Zoned-school proficiency averages 47% at this address vs 22% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Cecil County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 58 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 563 units permitted in Cecil County in 2024 (330 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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $212,715 (14.9% 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. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $257,400
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Chartwell Ct	0.02mi	3/1.5	1,320 (0%)	7mo	$262,000	$198	93
113 Starboard Ct	0.08mi	2/1.5 (-1)	1,320 (0%)	2mo	$261,000	$198	90
103 Starboard Ct	0.07mi	3/1.5	1,320 (0%)	13mo	$240,000	$182	86
90 Starboard Ct	0.05mi	3/1.5	1,350 (+2%)	11mo	$263,000	$195	84
56 Oxford Ct	0.03mi	3/1.5	1,320 (0%)	17mo	$247,000	$187	84
13 Anchor Ct	0.06mi	3/1.5	1,350 (+2%)	12mo	$200,000	$148	84
8 Anchor Ct	0.08mi	2/2.5 (-1)	1,260 (-4%)	1mo	$251,000	$199	79
11 Anchor Ct	0.06mi	3/1.5	1,480 (+12%)	7mo	$247,500	$167	71

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-39,036
• Equity at exit: $37,276

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-32,124
• Equity at exit: $21,615

Cash invested: $70,000 (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 21903

• Home prices YoY: -23.8%
• Active inventory: 58
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,127 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$199 /mo · $2,387/yr
• Insurance: −$104
• HOA: −$43
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $23

Break-even live

Break-even rent $2,098

Max offer price $249,999

Occupancy floor 94%

Sensitivity live

Price	-10% $165	-5% $94	+0% $23	+5% $-47	+10% $-118
Rent	-10% $-145	-5% $-61	+0% $23	+5% $107	+10% $191
Rate	-1.0pp $149	-0.5pp $87	base $23	+0.5pp $-41	+1.0pp $-107

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Chartwell Ct Perryville, MD	3.0	2.5	1320	$1,900	$1.44	6d	1	0.01mi
64 Riverview Dr Perryville, MD	4.0	2.5	1588	$3,450	$2.17	13d	1	0.38mi
17 Owen Ct Perryville, MD	3.0	1.5	1420	$1,700	$1.20	19d	1	1.30mi
100 Greenway Perryville, MD	1.0–2.0	1.0–2.0	807	$1,381	$1.71	2d	7	1.42mi

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 6 events

1. 2026-06-13
   remarks 699-char remark
2. 2026-06-13
   statusdays on market $249,999 Pending 3 DOM
3. 2026-06-08
   statusdays on market $249,999 Active 1 DOM
4. 2026-06-07
   days on market $249,999 Coming Soon 4 DOM
5. 2026-06-04
   remarks 631-char remark
6. 2026-06-04
   listed $249,999 Coming Soon 1 DOM

ⓘ 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: $2,387 · $199/mo
• Projected year-2 tax: $2,556 · $213/mo
• Expected delta: +$169/yr (+$14/mo · 7.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $25,526
• − Mortgage interest: −$14,004
• − Property taxes: −$2,387
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − HOA: −$516
• − Depreciation: −$7,273
• Taxable loss: −$3,988
• Est. tax savings @ 24.0%: +$957
• After-tax cash flow: $1,237/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: Cecil County Public Schools
• NCES district ID: 2400240
• Math proficiency: 15% ▼ -21.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $66,544
• Composite: 21.51/100
• National rank: #8322
• State rank: #15 of 24 in MD

Livability — Perryville

• Score: 78/100
• State rank: #74
• US rank: #2689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perryville, MD
• Population (ZIP): 5,679

Population outlook (Cecil County) Hauer SSP2

• Today (2025): 105,877 people
• By 2030: 106,905 · +1.0%
• By 2040: 107,156 · +1.2%
• By 2050: 104,170 · -1.6%
• By 2075: 95,771 · -9.5%
• By 2100: 82,381 · -22.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 11% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Cecil

• 2024 margin: Solid R (+30.9) · D 33.5% · R 64.4% · Other 2.1%
• 2008→2024 swing: -16.3pp toward R · 2008: -14.6pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+26.6 2016: R+35.3 2012: R+20.4 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.75%
• Current HPI: 223.8037
• 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

+243.4% since first listed

11 events — show timeline

• 2026-06-03 Coming Soon $249,999 BRIGHT MLS
• 2023-09-05 Sold (Public Records) $225,000 Public Records
• 2023-08-31 Sold (MLS) $225,000 BRIGHT MLS
• 2023-08-03 Pending — BRIGHT MLS
• 2023-08-01 Listed $220,000 BRIGHT MLS
• 2023-07-20 Coming Soon $220,000 BRIGHT MLS
• 2006-10-10 Sold (Public Records) $167,500 Public Records
• 2006-09-27 Sold (MLS) $167,500 MRIS
• 2006-08-23 Delisted — MRIS
• 2006-05-11 Listed $168,000 MRIS
• 1996-11-07 Sold (Public Records) $72,800 Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,387 · +31.9% YoY. Source: county tax records.