122 Lently Farm Ln · Centreville, MD 21617

$610,000

4 bd · 2.5 ba · 2,784 sqft · SingleFamily public records · 10 Days on market

Built 1996 1.00 ac lot Est $649k · 6% under

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Why this score? — see what drove the C- 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 +20.3/30.0
• ARV discount +10.2/15.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spanning nearly 2,800 sq. ft. , this Colonial style home is perfectly nestled on a private 1 acre corner lot in the highly desirable community of Lently Farms. Framed by mature shade trees and beautiful lush landscaping, this property offers peace, privacy, and plenty of outdoor space to enjoy. Relax or entertain on the hardscaped rear patio, perfect for grilling and soaking up the sun and appreciate the convenience of the double entrance paved driveway. Step inside to a welcoming foyer that leads to a spacious main level, featuring a kitchen with breakfast nook and coffee/bar station, adjoining family room with a custom raised hearth wood-burning fireplace, and easy access to the bright fo

Key facts

• 1 acre lot
• 2 garage spots
• Built 1996

Property features AI

Finance

• Other: Ownership is fee simple; Finished above-grade living area per assessor

Exterior

• Parking: Attached 2-car garage with side entry, garage door opener and additional storage; Driveway parking
• Utilities: Well water; On-site septic
• Home design: Single detached home; Above-grade finished living space
• Construction: Block foundation; Above-grade and below-grade other structures
• Exterior features: Detached structure; No basement; No tidal water on the lot

Interior

• Bedrooms: Four bedrooms on the upper level
• Bathrooms: Two full bathrooms (all upper levels); One half bathroom on the main level
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $610k.

Deal economics

• At list price, monthly cash flow is $785 ($9k/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 $580k (5.0% below list).
• Recommended offer: $580k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 2.0% in Centreville — 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 75/100 on livability (#102 in MD, #3,915 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living D+, amenities F, commute F.
• Queen Anne'S County Public Schools (rural): math 22% / reading 39% proficiency, ranked #7 of 24 in MD (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Centreville Elementary School (560 students, 33% FRL); Centreville Middle School (math 12% / reading 40%, grade F, #91 of 225 statewide, top 42%, 481 students, 33% FRL); Queen Anne'S County High School (math 56% / reading 66%, grade C+, #65 of 222 statewide, top 31%, 1,209 students, 37% FRL).
• Zoned-school proficiency averages 44% at this address vs 30% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Queen Anne'S County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 86 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 320 units permitted in Queen Anne's County in 2024 (56 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 51% 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 $579,500 (5.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $648,672
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Pleasant Springs Dr	0.44mi	4/2.5	2,743 (-2%)	12mo	$640,000	$233	67
331 Old Line Dr	0.71mi	3/1.5 (-1)	2,648 (-5%)	5mo	$618,000	$233	46

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-49,008
• Equity at exit: $90,953

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $21,021
• Equity at exit: $52,742

Cash invested: $170,800 (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 21617

• Home prices YoY: -9.0%
• Active inventory: 86
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $5,795 medium
• Mortgage (P&I): −$3,199
• Tax from tax record: −$340 /mo · $4,077/yr
• Insurance: −$254
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,217
• Net cashflow: $785

Break-even live

Break-even rent $4,801

Max offer price $610,000

Occupancy floor 81%

Sensitivity live

Price	-10% $1,131	-5% $958	+0% $785	+5% $613	+10% $440
Rent	-10% $327	-5% $556	+0% $785	+5% $1,014	+10% $1,243
Rate	-1.0pp $1,092	-0.5pp $940	base $785	+0.5pp $627	+1.0pp $466

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: $152,500
• Closing costs: $18,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Brick Schoolhouse Rd Centreville, MD	4.0	4.5	3906	$5,795	$1.48	4d	1	1.48mi

Listing history 16 events

1. 2026-06-21
   days on market $610,000 Active 10 DOM
2. 2026-06-18
   days on market $610,000 Active 7 DOM
3. 2026-06-17
   days on market $610,000 Active 6 DOM
4. 2026-06-16
   days on market $610,000 Active 5 DOM
5. 2026-06-15
   days on market $610,000 Active 4 DOM
6. 2026-06-13
   statusdays on market $610,000 Active 2 DOM
7. 2026-06-09
   days on market $610,000 Coming Soon 12 DOM
8. 2026-06-08
   days on market $610,000 Coming Soon 11 DOM
9. 2026-06-07
   days on market $610,000 Coming Soon 10 DOM
10. 2026-06-04
    days on market $610,000 Coming Soon 7 DOM
11. 2026-06-03
    days on market $610,000 Coming Soon 6 DOM
12. 2026-06-02
    days on market $610,000 Coming Soon 5 DOM
13. 2026-06-01
    days on market $610,000 Coming Soon 4 DOM
14. 2026-05-31
    days on market $610,000 Coming Soon 3 DOM
15. 2025-10-04
    listed $637,000 Active
16. 2025-09-24
    historical $637,000

ⓘ 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: $4,077 · $340/mo
• Projected year-2 tax: $5,363 · $447/mo
• Expected delta: +$1,286/yr (+$107/mo · 31.5%)

ⓘ 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 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $69,540
• − Mortgage interest: −$34,169
• − Property taxes: −$4,077
• − Insurance: −$3,050
• − Repairs & maintenance: −$5,563
• − Management: −$5,563
• − Depreciation: −$17,745
• Taxable loss: −$629
• Est. tax savings @ 24.0%: +$151
• After-tax cash flow: $9,573/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: Queen Anne'S County Public Schools
• NCES district ID: 2400540
• Math proficiency: 22% ▼ -30.00%
• Reading proficiency: 39% ▼ -22.00%
• Median HH income: $84,577
• Composite: 29.86/100
• National rank: #6406
• State rank: #7 of 24 in MD

Livability — Centreville

• Score: 75/100
• State rank: #102
• US rank: #3915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,614

Population outlook (Queen Anne's County) Hauer SSP2

• Today (2025): 51,149 people
• By 2030: 51,979 · +1.6%
• By 2040: 52,728 · +3.1%
• By 2050: 51,828 · +1.3%
• By 2075: 50,169 · -1.9%
• By 2100: 44,442 · -13.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 7% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 3% Romanian 2% Slovak 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Queen Anne's

• 2024 margin: Strong R (+27.8) · D 35.1% · R 62.9% · Other 2.1%
• 2008→2024 swing: -0.7pp no change · 2008: -27.1pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+26.5 2016: R+36.1 2012: R+30.1 2008: R+27.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.68%
• Current HPI: 248.7802
• 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

• 2025-10-04 Listed $637,000 BRIGHT MLS
• 2025-09-24 Coming Soon $637,000 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2025): $4,077 · +4.9% YoY. Source: county tax records.