943 Cayots Corner Rd · Chesapeake City, MD 21915

$109,999

3 bd · 1.0 ba · 1,431 sqft · SingleFamily public records · 210 Days on market

Built 1920 0.25 ac lot $77/sqft · 52% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• 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

needs work sold as is

Key facts

• 0.25 acre lot
• Built 1920
• Listed 210 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#310 in MD) — a middle-class / working-renter tenant base. Strengths: housing B+, cost of living B; Watch: employment D+, 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: Chesapeake City Elementary (math 12% / reading 17%, grade F, #477 of 860 statewide, top 59%, 379 students, 45% FRL); Bohemia Manor Middle (math 12% / reading 35%, grade F, #118 of 225 statewide, top 54%, 436 students, 48% FRL); Bohemia Manor High (math 52% / reading 77%, grade B-, #55 of 222 statewide, top 26%, 626 students, 38% FRL).
• Market conditions: 19 active listings in the ZIP; 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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $96,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.80% ✓
• Cap rate: 14.84%
• Cash-on-cash: 30.52%
• DSCR: 2.36
• GRM: 4.6

CMA / ARV

• ARV (median comp): $230,799
• List price: $109,999
• Delta: -52.34%
• Verdict: UNDERPRICED
• Comps: 17 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.04×
• Total profit: $32,102
• Equity at exit: $16,401

10-year hold

• IRR: 33.0%
• Equity multiple: 4.00×
• Total profit: $92,364
• Equity at exit: $9,511

Cash invested: $30,800 (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 21915

• Home prices YoY: -27.8%
• Active inventory: 19
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,982 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$160 /mo · $1,916/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $783

Break-even live

Break-even rent $990

Max offer price $109,999

Occupancy floor 55%

Sensitivity live

Price	-10% $845	-5% $814	+0% $783	+5% $752	+10% $721
Rent	-10% $627	-5% $705	+0% $783	+5% $861	+10% $940
Rate	-1.0pp $839	-0.5pp $811	base $783	+0.5pp $755	+1.0pp $726

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $109,999 Active 210 DOM
2. 2026-06-18
   days on market $109,999 Active 207 DOM
3. 2026-06-17
   days on market $109,999 Active 206 DOM
4. 2026-06-16
   days on market $109,999 Active 205 DOM
5. 2026-06-15
   pricedays on market $109,999 Active 204 DOM
6. 2026-06-13
   days on market $114,999 Active 202 DOM
7. 2026-06-09
   days on market $114,999 Active 198 DOM
8. 2026-06-08
   days on market $114,999 Active 197 DOM
9. 2026-06-07
   days on market $114,999 Active 196 DOM
10. 2026-06-04
    days on market $114,999 Active 193 DOM
11. 2026-06-03
    days on market $114,999 Active 192 DOM
12. 2026-06-02
    days on market $114,999 Active 191 DOM
13. 2026-06-01
    days on market $114,999 Active 190 DOM
14. 2026-05-31
    days on market $114,999 Active 189 DOM
15. 2026-04-13
    price $119,999 21-char remark

    Show marketing remark (21 chars)

    needs work sold as is

16. 2026-02-11
    status Active 21-char remark

    Show marketing remark (21 chars)

    needs work sold as is

17. 2026-01-06
    status Pending 21-char remark

    Show marketing remark (21 chars)

    needs work sold as is

18. 2025-12-30
    price $122,499 21-char remark

    Show marketing remark (21 chars)

    needs work sold as is

19. 2025-12-15
    price $124,999 21-char remark

    Show marketing remark (21 chars)

    needs work sold as is

20. 2025-11-21
    price $129,999 21-char remark

    Show marketing remark (21 chars)

    needs work sold as is

21. 2025-11-07
    price $139,999 21-char remark

    Show marketing remark (21 chars)

    needs work sold as is

22. 2025-10-17
    listed $149,999 Active 21-char remark

    Show marketing remark (21 chars)

    needs work sold as is

23. 2025-10-17
    historical $149,999 21-char remark

    Show marketing remark (21 chars)

    needs work sold as is

24. 2006-09-21
    soldstatus $425,000
25. 1981-10-01
    soldstatus $22,500

ⓘ 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: $1,916 · $160/mo
• Projected year-2 tax: $1,916 · $160/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,781
• − Mortgage interest: −$6,162
• − Property taxes: −$1,916
• − Insurance: −$550
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − Depreciation: −$3,200
• Taxable income: $8,148
• Est. tax owed @ 24.0%: −$1,956
• After-tax cash flow: $7,443/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 — Chesapeake City

• Score: 62/100
• State rank: #310
• US rank: #16238

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,471

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 4% Italian 4% Subsaharan African 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -99.99%
• Current HPI: 259.7117
• 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

+433.3% since first listed

11 events — show timeline

• 2026-04-13 Price Changed $119,999 BRIGHT MLS
• 2026-02-11 Relisted — BRIGHT MLS
• 2026-01-06 Pending — BRIGHT MLS
• 2025-12-30 Price Changed $122,499 BRIGHT MLS
• 2025-12-15 Price Changed $124,999 BRIGHT MLS
• 2025-11-21 Price Changed $129,999 BRIGHT MLS
• 2025-11-07 Price Changed $139,999 BRIGHT MLS
• 2025-10-17 Listed $149,999 BRIGHT MLS
• 2025-10-17 Coming Soon $149,999 BRIGHT MLS
• 2006-09-21 Sold (Public Records) $425,000 Public Records
• 1981-10-01 Sold (Public Records) $22,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,916 · +13.0% YoY. Source: county tax records.