37470 Shady Ct · Ocean City, MD 19975

$84,900

2 bd · 2.0 ba · 980 sqft · Manufactured · 63 Days on market

Built 1990 Fair condition 69 ac lot $87/sqft · 36% below area Est $132k · 36% under $2/mo HOA

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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 +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this cozy home, where coastal living is simplified in a spacious single-story layout located in the sought-after community of Shady Park. Offering over 1,100 sq. ft. of effortless one-level living, this residence features 2 large bedrooms and 2 full bathrooms in a desirable split-floor plan designed for maximum privacy. The interior boasts a light-filled open-concept layout with an entry-level primary suite and main-floor laundry, ensuring a comfortable, stair-free lifestyle. Outdoor enthusiasts will appreciate the private driveway with ample parking and the community’s premier water amenities, including an exclusive boat ramp and kayak launch providing direct access to the Creek and the Little Assawoman Bay. Located just 4 miles from the Beaches of Fenwick Island and Ocean City, this Shady Park gem offers the perfect balance of peaceful neighborhood charm and coastal adventure.

Key facts

• 68.95 acre lot
• 2 parking spots
• Built 1990

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $991 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 1.4% in Ocean City — 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 73/100 on livability (#125 in MD) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, schools B+; Watch: cost of living C-, crime F.
• Indian River School District (rural): math 25% / reading 41% proficiency, ranked #14 of 26 in DE (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 comparable units currently listed for rent nearby; 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sussex County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 2.36% ✓
• Cap rate: 20.30%
• Cash-on-cash: 50.04%
• DSCR: 3.23
• GRM: 3.5

CMA / ARV

• ARV (median comp): $131,644
• List price: $84,900
• Delta: -35.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37597 Shady Cir	0.21mi	2/1.0	1,000 (+2%)	10mo	$70,000	$70	74

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: 47.8%
• Equity multiple: 3.08×
• Total profit: $49,409
• Equity at exit: $12,659

10-year hold

• IRR: 53.4%
• Equity multiple: 6.24×
• Total profit: $124,448
• Equity at exit: $7,341

Cash invested: $23,772 (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 19975

• Home prices YoY: -11.2%
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$2
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $991

Break-even live

Break-even rent $745

Max offer price $84,900

Occupancy floor 45%

Sensitivity live

Price	-10% $1,050	-5% $1,021	+0% $991	+5% $962	+10% $933
Rent	-10% $833	-5% $912	+0% $991	+5% $1,070	+10% $1,149
Rate	-1.0pp $1,034	-0.5pp $1,013	base $991	+0.5pp $969	+1.0pp $947

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38256 Hummingbird Ln #214 Selbyville, DE	2.0	1.5	900	$2,000	$2.22	22d	1	0.83mi

HOA detail

• Monthly dues: $2 · $24/yr
• Likely covers: water

Listing history 16 events

1. 2026-06-18
   days on market $84,900 Active 63 DOM
2. 2026-06-17
   days on market $84,900 Active 62 DOM
3. 2026-06-16
   days on market $84,900 Active 61 DOM
4. 2026-06-15
   days on market $84,900 Active 60 DOM
5. 2026-06-14
   days on market $84,900 Active 58 DOM
6. 2026-06-13
   days on market $84,900 Active 57 DOM
7. 2026-06-10
   days on market $84,900 Active 55 DOM
8. 2026-06-09
   days on market $84,900 Active 54 DOM
9. 2026-06-08
   days on market $84,900 Active 53 DOM
10. 2026-06-07
    days on market $84,900 Active 52 DOM
11. 2026-06-02
    days on market $84,900 Active 47 DOM
12. 2026-06-01
    days on market $84,900 Active 46 DOM
13. 2026-05-31
    days on market $84,900 Active 45 DOM
14. 2026-05-30
    days on market $84,900 Active 44 DOM
15. 2026-04-17
    listed $100,000 Active 908-char remark

    Show marketing remark (908 chars)

    Welcome to this cozy home, where coastal living is simplified in a spacious single-story layout located in the sought-after community of Shady Park. Offering over 1,100 sq. ft. of effortless one-level living, this residence features 2 large bedrooms and 2 full bathrooms in a desirable split-floor plan designed for maximum privacy. The interior boasts a light-filled open-concept layout with an entry-level primary suite and main-floor laundry, ensuring a comfortable, stair-free lifestyle. Outdoor enthusiasts will appreciate the private driveway with ample parking and the community’s premier water amenities, including an exclusive boat ramp and kayak launch providing direct access to the Creek and the Little Assawoman Bay. Located just 4 miles from the Beaches of Fenwick Island and Ocean City, this Shady Park gem offers the perfect balance of peaceful neighborhood charm and coastal adventure.

16. 2026-04-15
    historical $100,000 908-char remark

    Show marketing remark (908 chars)

    Welcome to this cozy home, where coastal living is simplified in a spacious single-story layout located in the sought-after community of Shady Park. Offering over 1,100 sq. ft. of effortless one-level living, this residence features 2 large bedrooms and 2 full bathrooms in a desirable split-floor plan designed for maximum privacy. The interior boasts a light-filled open-concept layout with an entry-level primary suite and main-floor laundry, ensuring a comfortable, stair-free lifestyle. Outdoor enthusiasts will appreciate the private driveway with ample parking and the community’s premier water amenities, including an exclusive boat ramp and kayak launch providing direct access to the Creek and the Little Assawoman Bay. Located just 4 miles from the Beaches of Fenwick Island and Ocean City, this Shady Park gem offers the perfect balance of peaceful neighborhood charm and coastal adventure.

ⓘ 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: $24,000
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$24
• − Depreciation: −$2,470
• Taxable income: $11,212
• Est. tax owed @ 24.0%: −$2,691
• After-tax cash flow: $9,204/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and bathrooms, freshen the interior, and modernize the flooring. The home is located in a desirable community with water amenities, making it a good investment opportunity.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and small
• Moderate flooring — carpeted and worn
• Moderate interior walls — dated wallpaper

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen
• Resale update bathroom fixtures and vanity — modernizing the bathrooms
• Resale paint interior walls and trim — freshening the interior
• Resale replace carpeting with hardwood or tile — modernizing the flooring
• Both update kitchen appliances — modernizing the kitchen and improving functionality
• Both update bathroom vanity and lighting — modernizing the bathrooms and improving functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and small	Moderate	$3,000–15,000
flooring · carpeted and worn	Moderate	$3,000–15,000
interior walls · dated wallpaper	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen ↑
• Resale update bathroom fixtures and vanity — modernizing the bathrooms ↑
• Resale paint interior walls and trim — freshening the interior ↑
• Resale replace carpeting with hardwood or tile — modernizing the flooring ↑
• Both update kitchen appliances — modernizing the kitchen and improving functionality ↑
• Both update bathroom vanity and lighting — modernizing the bathrooms and improving functionality ↑

ⓘ 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: Indian River School District
• NCES district ID: 1000680
• Math proficiency: 25% ▼ -27.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $53,838
• Composite: 28.99/100
• National rank: #6620
• State rank: #14 of 26 in DE

Livability — Ocean City

• Score: 73/100
• State rank: #125
• US rank: #5407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,356

Population outlook (Sussex County) Hauer SSP2

• Today (2025): 248,853 people
• By 2030: 264,464 · +6.3%
• By 2040: 290,980 · +16.9%
• By 2050: 311,259 · +25.1%
• By 2075: 352,488 · +41.6%
• By 2100: 367,406 · +47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 4% Slovak 4% Russian 2%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Sussex

• 2024 margin: R (+11.0) · D 43.9% · R 54.9% · Other 1.2%
• 2008→2024 swing: -2.4pp toward R · 2008: -8.6pp · 2024: -11.0pp
• All cycles: 2024: R+11.0 2020: R+11.2 2016: R+22.0 2012: R+13.0 2008: R+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.61%
• Current HPI: 345.1746
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-17 Listed $100,000 BRIGHT MLS
• 2026-04-15 Coming Soon $100,000 BRIGHT MLS

Property tax history

-16.3%/yr

Latest (2025): $131 · -43.3% YoY. Source: county tax records.