5719 George Island Landing Rd · Stockton, MD 21864

$149,900

3 bd · 3.0 ba · 2,233 sqft · SingleFamily public records · 36 Days on market

Built 1910 0.50 ac lot $67/sqft · 45% below area Est $271k · 45% under ↓ 14% since listing

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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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.3/10.0
• Appreciation +3.6/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks MLS

Large House in a country setting with fully renovated 1st floor. All Appliances convey. Some furniture and all window treatments convey. Over-sized garage with partially finished studio space on 2nd floor. New Septic in 2017. SELLER WILLING TO PAY UP TO 6% CLOSING COSTS.

Key facts

• Farmhouse style
• Spacious lot
• Detached garage

Tags

• FARMHOUSE STYLE
• SPACIOUS LOT
• QUIET COUNTRY SETTING
• DETACHED GARAGE

Property features AI

Finance

• Other: Ground rent paid annually

Exterior

• Parking: Detached oversized garage with front entry and additional storage (2 garage spaces); Driveway and off-street parking
• Utilities: Private water; Septic system; 200+ amp electric service; Electric hot water; Cable TV available
• Home design: Detached home; Ownership is fee simple
• Construction: Aluminum siding; Block foundation; Asphalt shingle roof; Bay/bow and casement windows with screens and wood frames; Year built per assessor
• Exterior features: No basement; Above-grade and below-grade other structures; Not in a federal flood zone; 2+ access exits

Interior

• Kitchen: Dishwasher; Gas oven/range; Range hood; Microwave
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Laminate; Wood flooring
• Bathrooms: Two full bathrooms (upper level); One half bathroom (main level)
• Heating & cooling: Heat pump(s) for heating; Electric cooling (other type)
• Interior features: Ceiling fans; Dining area; Wainscoting; Walk-in closets; Wood floors; Dry wall and paneled walls
• Laundry & utility: Washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/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 $140k (6.9% below list).
• Recommended offer: $140k (6.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 48/100 on livability (#463 in MD) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A-; Watch: amenities F, commute F, employment F.
• Worcester County Public Schools (town): math 30% / reading 44% proficiency, ranked #6 of 24 in MD (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Snow Hill High (math 57% / reading 82%, grade B, #40 of 222 statewide, top 19%, 348 students, 55% FRL) — zoned schools average 55% FRL vs 39% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 70% at this address vs 37% district-wide (+32 pts) — the actual schools serving this property are materially stronger than the Worcester County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 4 active listings in the ZIP; 354 units permitted in Worcester County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Worcester County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask is 900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,509 (6.9% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.93% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 9.0

CMA / ARV

• ARV (median comp): $270,884
• List price: $149,900
• Delta: -44.66%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-2.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-17,210
• Equity at exit: $23,242

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-6,230
• Equity at exit: $14,497

Cash invested: $41,972 (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 21864

• Home prices YoY: -1.6%
• Active inventory: 4
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$156 /mo · $1,867/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $98

Break-even live

Break-even rent $1,271

Max offer price $149,900

Occupancy floor 88%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $149,900 Active 36 DOM
2. 2026-06-17
   days on market $149,900 Active 35 DOM
3. 2026-06-16
   days on market $149,900 Active 34 DOM
4. 2026-06-15
   days on market $149,900 Active 33 DOM
5. 2026-06-14
   days on market $149,900 Active 31 DOM
6. 2026-06-13
   days on market $149,900 Active 30 DOM
7. 2026-06-10
   days on market $149,900 Active 28 DOM
8. 2026-06-09
   days on market $149,900 Active 27 DOM
9. 2026-06-08
   days on market $149,900 Active 26 DOM
10. 2026-06-07
    days on market $149,900 Active 25 DOM
11. 2026-06-02
    days on market $149,900 Active 20 DOM
12. 2026-06-01
    days on market $149,900 Active 19 DOM
13. 2026-05-31
    days on market $149,900 Active 18 DOM
14. 2026-05-30
    days on market $149,900 Active 17 DOM
15. 2026-05-13
    price $149,900 744-char remark
16. 2026-05-13
    listed $14,990 Active 744-char remark
17. 2025-11-01
    status Pending
18. 2025-10-31
    historical
19. 2025-10-01
    historical Active Under Contract
20. 2025-09-13
    listed $190,000 Active
21. 2020-12-09
    soldstatus $165,000
22. 2020-11-04
    soldstatus $165,000 Closed

    Show marketing remark (273 chars)

    Large House in a country setting with fully renovated 1st floor. All Appliances convey. Some furniture and all window treatments convey. Over-sized garage with partially finished studio space on 2nd floor. New Septic in 2017. SELLER WILLING TO PAY UP TO 6% CLOSING COSTS.

23. 2020-09-22
    status Pending

    Show marketing remark (273 chars)

    Large House in a country setting with fully renovated 1st floor. All Appliances convey. Some furniture and all window treatments convey. Over-sized garage with partially finished studio space on 2nd floor. New Septic in 2017. SELLER WILLING TO PAY UP TO 6% CLOSING COSTS.

24. 2020-09-09
    historical Active Under Contract

    Show marketing remark (273 chars)

    Large House in a country setting with fully renovated 1st floor. All Appliances convey. Some furniture and all window treatments convey. Over-sized garage with partially finished studio space on 2nd floor. New Septic in 2017. SELLER WILLING TO PAY UP TO 6% CLOSING COSTS.

25. 2020-08-21
    status Active

    Show marketing remark (273 chars)

    Large House in a country setting with fully renovated 1st floor. All Appliances convey. Some furniture and all window treatments convey. Over-sized garage with partially finished studio space on 2nd floor. New Septic in 2017. SELLER WILLING TO PAY UP TO 6% CLOSING COSTS.

26. 2020-08-07
    historical Active Under Contract

    Show marketing remark (273 chars)

    Large House in a country setting with fully renovated 1st floor. All Appliances convey. Some furniture and all window treatments convey. Over-sized garage with partially finished studio space on 2nd floor. New Septic in 2017. SELLER WILLING TO PAY UP TO 6% CLOSING COSTS.

27. 2020-07-15
    status Active

    Show marketing remark (273 chars)

    Large House in a country setting with fully renovated 1st floor. All Appliances convey. Some furniture and all window treatments convey. Over-sized garage with partially finished studio space on 2nd floor. New Septic in 2017. SELLER WILLING TO PAY UP TO 6% CLOSING COSTS.

28. 2020-07-05
    status Pending

    Show marketing remark (273 chars)

    Large House in a country setting with fully renovated 1st floor. All Appliances convey. Some furniture and all window treatments convey. Over-sized garage with partially finished studio space on 2nd floor. New Septic in 2017. SELLER WILLING TO PAY UP TO 6% CLOSING COSTS.

29. 2020-07-02
    listed $165,000 Active

    Show marketing remark (273 chars)

    Large House in a country setting with fully renovated 1st floor. All Appliances convey. Some furniture and all window treatments convey. Over-sized garage with partially finished studio space on 2nd floor. New Septic in 2017. SELLER WILLING TO PAY UP TO 6% CLOSING COSTS.

30. 2015-06-15
    soldstatus $129,000
31. 2015-06-05
    soldstatus $125,000
32. 2014-04-17
    listed $175,000

ⓘ 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: $1,867 · $156/mo
• Projected year-2 tax: $1,867 · $156/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,741
• − Mortgage interest: −$8,397
• − Property taxes: −$1,867
• − Insurance: −$750
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$4,361
• Taxable loss: −$1,312
• Est. tax savings @ 24.0%: +$315
• After-tax cash flow: $1,491/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: Worcester County Public Schools
• NCES district ID: 2400720
• Math proficiency: 30% ▼ -25.00%
• Reading proficiency: 44% ▼ -20.00%
• Median HH income: $56,748
• Composite: 32.6/100
• National rank: #5672
• State rank: #6 of 24 in MD

Livability — Stockton

• Score: 48/100
• State rank: #463
• US rank: #26190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 667

Population outlook (Worcester County) Hauer SSP2

• Today (2025): 51,363 people
• By 2030: 51,191 · -0.3%
• By 2040: 50,459 · -1.8%
• By 2050: 49,451 · -3.7%
• By 2075: 48,533 · -5.5%
• By 2100: 44,223 · -13.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 19% Two or more races 3%
• Common ancestry: Italian 9% Polish 5% Serbian 1%

Political lean MEDSL · Worcester

• 2024 margin: Strong R (+22.0) · D 38.0% · R 60.0% · Other 2.0%
• 2008→2024 swing: -6.5pp toward R · 2008: -15.5pp · 2024: -22.0pp
• All cycles: 2024: R+22.0 2020: R+19.0 2016: R+27.9 2012: R+18.3 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.87%
• Current HPI: 177.1105
• 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

-14.3% since first listed

18 events — show timeline

• 2026-05-13 Price Changed $149,900 BRIGHT MLS
• 2026-05-13 Listed $14,990 BRIGHT MLS
• 2025-11-01 Pending — BRIGHT MLS
• 2025-10-31 Listing Removed — BRIGHT MLS
• 2025-10-01 Contingent — BRIGHT MLS
• 2025-09-13 Listed $190,000 BRIGHT MLS
• 2020-12-09 Sold (Public Records) $165,000 Public Records
• 2020-11-04 Sold (MLS) $165,000 BRIGHT MLS
• 2020-09-22 Pending — BRIGHT MLS
• 2020-09-09 Contingent — BRIGHT MLS
• 2020-08-21 Relisted — BRIGHT MLS
• 2020-08-07 Contingent — BRIGHT MLS
• 2020-07-15 Relisted — BRIGHT MLS
• 2020-07-05 Pending — BRIGHT MLS
• 2020-07-02 Listed $165,000 BRIGHT MLS
• 2015-06-15 Sold (Public Records) $129,000 Public Records
• 2015-06-05 Sold (MLS) $125,000 BRIGHT MLS
• 2014-04-17 Listed $175,000 BRIGHT MLS

Property tax history

+6.1%/yr

Latest (2025): $1,867 · +10.3% YoY. Source: county tax records.