108 Little Kidwell Ave · Centreville, MD 21617

$285,000

2 bd · 1.0 ba · 636 sqft · MultiFamily public records · 20 Days on market

Built 1891 6,054 sqft lot

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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 +13.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investor alert or live in one and rent the other unit. .. Nice in-town Duplex, 2 1 bedroom, 1 bath, living room, kitchen and front porch. .. .Conveniently located to shopping and restaurants

Key facts

• Hardwood flooring
• Laminate flooring
• Public sewer

Tags

• HARDWOOD FLOORING
• LAMINATE FLOORING
• WASHER HOOKUP
• PUBLIC WATER
• PUBLIC SEWER
• UPDATED ROOF

Property features AI

Finance

• Other: Property has two total units (2 one-bedroom units); One unit vacant and one unit leased; Units are not furnished; Income includes apartment rentals
• Financial info: Total actual rent reported: $24,720; Existing leases are yearly; No rent control

Exterior

• Parking: Shared driveway; Driveway parking; On-street parking
• Utilities: Public water; Public sewer; Electric hot water; Cooling uses electric (window units); Propane (leased) for heating
• Home design: Semi-detached property; Fee simple ownership; Year built per assessor
• Construction: Vinyl siding; Concrete perimeter foundation; Shingle roof
• Exterior features: Shared driveway; Driveway and on-street parking; Above-grade and below-grade structures

Interior

• Bedrooms: Two 1-bedroom units (multi-unit property)
• Flooring: Hardwood; Laminated
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Window air conditioning units (electric)
• Interior features: Wood floors; Drywall walls and ceilings
• Laundry & utility: Washer/Dryer hookups only

What this means for you Summary

Snapshot

• This is a 2 × 1.0-bed/1.0-bath units multifamily listed at $285k.

Deal economics

• At list price, monthly cash flow is $7 ($81/yr) — positive. Per door: $3/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (18.4% below list).
• Recommended offer: $233k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 28y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $180k; list at $285k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1891 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $232,700 (18.4% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1891 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-45,804
• Equity at exit: $42,494

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-39,536
• Equity at exit: $24,642

Cash invested: $79,800 (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: 20.4×

Monthly cashflow live

• Estimated rent: $2,327 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$218 /mo · $2,619/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $7

Break-even live

Break-even rent $2,318

Max offer price $285,000

Occupancy floor 95%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1.0	1	$2,328
Total (2 units)			$2,327

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
722 Church Hill Rd Centreville, MD	1.0	1.0	700	$1,400	$2.00	10d	1	0.81mi

Listing history 50 events

1. 2026-06-18
   days on market $285,000 Active 20 DOM
2. 2026-06-17
   days on market $285,000 Active 19 DOM
3. 2026-06-16
   days on market $285,000 Active 18 DOM
4. 2026-06-15
   days on market $285,000 Active 17 DOM
5. 2026-06-13
   days on market $285,000 Active 15 DOM
6. 2026-06-09
   days on market $285,000 Active 11 DOM
7. 2026-06-08
   days on market $285,000 Active 10 DOM
8. 2026-06-07
   days on market $285,000 Active 9 DOM
9. 2026-06-04
   days on market $285,000 Active 6 DOM
10. 2026-06-03
    days on market $285,000 Active 5 DOM
11. 2026-06-02
    days on market $285,000 Active 4 DOM
12. 2026-06-01
    days on market $285,000 Active 3 DOM
13. 2026-05-31
    days on market $285,000 Active 2 DOM
14. 2026-05-29
    listed $285,000 Active
15. 2022-07-27
    soldstatus $180,000 Closed 190-char remark

    Show marketing remark (192 chars)

    Investor alert or live in one and rent the other unit. .. Nice in-town Duplex, 2 - 1 bedroom, 1 bath, living room, kitchen and front porch. .. .Conveniently located to shopping and restaurants

16. 2022-07-27
    soldstatus $180,000 Closed 192-char remark

    Show marketing remark (192 chars)

    Investor alert or live in one and rent the other unit. .. Nice in-town Duplex, 2 - 1 bedroom, 1 bath, living room, kitchen and front porch. .. .Conveniently located to shopping and restaurants

17. 2022-06-27
    historical Active Under Contract 190-char remark

    Show marketing remark (192 chars)

    Investor alert or live in one and rent the other unit. .. Nice in-town Duplex, 2 - 1 bedroom, 1 bath, living room, kitchen and front porch. .. .Conveniently located to shopping and restaurants

18. 2022-06-27
    historical Active Under Contract 192-char remark

    Show marketing remark (192 chars)

    Investor alert or live in one and rent the other unit. .. Nice in-town Duplex, 2 - 1 bedroom, 1 bath, living room, kitchen and front porch. .. .Conveniently located to shopping and restaurants

19. 2022-06-22
    price $185,000 190-char remark

    Show marketing remark (192 chars)

    Investor alert or live in one and rent the other unit. .. Nice in-town Duplex, 2 - 1 bedroom, 1 bath, living room, kitchen and front porch. .. .Conveniently located to shopping and restaurants

20. 2022-06-22
    price $185,000 192-char remark

    Show marketing remark (192 chars)

    Investor alert or live in one and rent the other unit. .. Nice in-town Duplex, 2 - 1 bedroom, 1 bath, living room, kitchen and front porch. .. .Conveniently located to shopping and restaurants

21. 2022-05-16
    price $190,000 192-char remark

    Show marketing remark (190 chars)

    Investor alert or live in one and rent the other unit. .. Nice in-town Duplex, 2 1 bedroom, 1 bath, living room, kitchen and front porch. .. .Conveniently located to shopping and restaurants

22. 2022-05-16
    listed $190,000 Active 190-char remark

    Show marketing remark (190 chars)

    Investor alert or live in one and rent the other unit. .. Nice in-town Duplex, 2 1 bedroom, 1 bath, living room, kitchen and front porch. .. .Conveniently located to shopping and restaurants

23. 2022-03-17
    listed $195,000 Active 192-char remark

    Show marketing remark (192 chars)

    Investor alert or live in one and rent the other unit. .. Nice in-town Duplex, 2 - 1 bedroom, 1 bath, living room, kitchen and front porch. .. .Conveniently located to shopping and restaurants

24. 2021-12-31
    historical
25. 2021-12-31
    historical
26. 2021-07-02
    status Active
27. 2021-07-02
    status Active
28. 2021-06-22
    historical Active Under Contract
29. 2021-06-21
    historical Active Under Contract
30. 2021-06-09
    listed $195,000 Active
31. 2021-06-09
    listed $195,000 Active
32. 2013-01-03
    soldstatus $68,000 Sold
33. 2013-01-03
    soldstatus $68,000
34. 2012-11-05
    historical
35. 2012-10-28
    status Contingent (No Kick Out)
36. 2012-09-17
    price $79,900
37. 2012-08-07
    price $89,900
38. 2012-06-12
    listed $114,900 Active
39. 2012-06-12
    listed $79,900
40. 2011-01-11
    historical Withdrawn
41. 2010-07-07
    price
42. 2010-02-08
    listed Active
43. 2010-01-10
    historical
44. 2010-01-10
    historical Expired
45. 2009-09-09
    price
46. 2009-09-09
    listed Active
47. 2009-09-09
    listed $189,000
48. 2006-07-20
    soldstatus $150,000
49. 2002-02-28
    soldstatus $62,000
50. 2002-02-15
    soldstatus $62,000

ⓘ 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: $2,619 · $218/mo
• Projected year-2 tax: $2,863 · $239/mo
• Expected delta: +$244/yr (+$20/mo · 9.3%)

ⓘ 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 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,924
• − Mortgage interest: −$15,964
• − Property taxes: −$2,619
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,234
• − Management: −$2,234
• − Depreciation: −$8,291
• Taxable loss: −$4,844
• Est. tax savings @ 24.0%: +$1,162
• After-tax cash flow: $1,243/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

• Census place: Centreville, MD
• 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

+9.6% since first listed

46 events — show timeline

• 2026-05-29 Listed $285,000 BRIGHT MLS
• 2022-07-27 Sold (MLS) $180,000 BRIGHT MLS
• 2022-07-27 Sold (MLS) $180,000 BRIGHT MLS
• 2022-06-27 Contingent — BRIGHT MLS
• 2022-06-27 Contingent — BRIGHT MLS
• 2022-06-22 Price Changed $185,000 BRIGHT MLS
• 2022-06-22 Price Changed $185,000 BRIGHT MLS
• 2022-05-16 Price Changed $190,000 BRIGHT MLS
• 2022-05-16 Listed $190,000 BRIGHT MLS
• 2022-03-17 Listed $195,000 BRIGHT MLS
• 2021-12-31 Listing Removed — BRIGHT MLS
• 2021-12-31 Listing Removed — BRIGHT MLS
• 2021-07-02 Relisted — BRIGHT MLS
• 2021-07-02 Relisted — BRIGHT MLS
• 2021-06-22 Contingent — BRIGHT MLS
• 2021-06-21 Contingent — BRIGHT MLS
• 2021-06-09 Listed $195,000 BRIGHT MLS
• 2021-06-09 Listed $195,000 BRIGHT MLS
• 2013-01-03 Sold (MLS) $68,000 BRIGHT MLS
• 2013-01-03 Sold (MLS) $68,000 MRIS
• 2012-11-05 Listing Removed — BRIGHT MLS
• 2012-10-28 Pending — MRIS
• 2012-09-17 Price Changed $79,900 MRIS
• 2012-08-07 Price Changed $89,900 MRIS
• 2012-06-12 Listed $114,900 MRIS
• 2012-06-12 Listed $79,900 BRIGHT MLS
• 2011-01-11 Delisted — MRIS
• 2010-07-07 Price Changed — MRIS
• 2010-02-08 Listed — MRIS
• 2010-01-10 Listing Removed — BRIGHT MLS
• 2010-01-10 Delisted — MRIS
• 2009-09-09 Price Changed — MRIS
• 2009-09-09 Listed — MRIS
• 2009-09-09 Listed $189,000 BRIGHT MLS
• 2006-07-20 Sold (Public Records) $150,000 Public Records
• 2002-02-28 Sold (Public Records) $62,000 Public Records
• 2002-02-15 Sold (MLS) $62,000 MRIS
• 2002-01-15 Delisted — MRIS
• 2002-01-09 Listed $68,000 MRIS
• 2001-03-21 Sold (MLS) $37,500 MRIS
• 2001-02-21 Delisted — MRIS
• 2001-01-23 Listed $39,900 MRIS
• 2000-07-27 Sold (Public Records) $260,000 Public Records
• 2000-07-27 Sold (Public Records) $260,000 Public Records
• 1999-04-22 Delisted — MRIS
• 1998-02-03 Listed — MRIS

Property tax history

+1.2%/yr

Latest (2025): $2,619 · +0.4% YoY. Source: county tax records.