9543 Wedge Way · Delmar, MD 21875

$75,000

3 bd · 3.0 ba · 2,006 sqft · Townhouse public records

Built 2006 3,765 sqft lot $110/mo HOA · 5% of rent

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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 +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Wood Creek Community, where you can embrace a more simplified lifestyle. Say goodbye to the hassle of lawn care , as we take care of it all for you. Take full advantage of the community clubhouse, fitness room, and inground pool. This townhouse has been lovingly maintained by its owner since 2006. From the moment you step through the front door, you'll instantly feel at home. The seamless flow from the kitchen to the dining area and living room creates a warm and inviting atmosphere. With cathedral ceilings in the living room, you can even catch a glimpse of the loft above. On the first level, you'll find the spacious master suite, complete with a walk-in closet, double sink vanity, corner soaking tub, and a convenient stand-up shower. The kitchen also boasts a generous pantry, making storage a breeze. The laundry room is conveniently located near the garage entrance, ensuring ease of use. An additional bedroom and full bathroom complete the first level. As you make your way upstairs, you'll be greeted by an oversized loft area, perfect for customizing to fit your needs. Whether you envision a home office, hobby space, or cozy reading nook, the possibilities are endless. Another large bedroom, featuring a walk-in closet and full bathroom, awaits you on the second level. This townhouse offers the perfect blend of functionality and style, making it an ideal place to call home. * Home Inspection has been completed for you as well.

Key facts

• $110 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 24.4% vs local median 5.1% in Delmar — 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 67/100 on livability (#222 in MD) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: amenities F, commute F, health & safety D-.
• Wicomico County Public Schools (urban): math 16% / reading 26% proficiency, ranked #19 of 24 in MD (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Wicomico High (math 30% / reading 45%, grade F, #138 of 222 statewide, top 63%, 1,325 students, 60% FRL).
• Zoned-school proficiency averages 38% at this address vs 21% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Wicomico County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 46 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 278 units permitted in Wicomico County in 2024 (44 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wicomico County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 80% 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 $75,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 3.10% ✓
• Cap rate: 24.41%
• Cash-on-cash: 64.71%
• DSCR: 3.88
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $294,882
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9505 Wedge Way	0.09mi	3/3.0	2,006 (0%)	15mo	$289,000	$144	83
8980 Executive Club Dr	0.38mi	3/3.0	1,946 (-3%)	5mo	$285,500	$147	73
9022 Executive Club Dr	0.32mi	3/3.0	1,839 (-8%)	11mo	$274,900	$149	62
8920 Executive Club Dr	0.37mi	3/3.0	2,300 (+15%)	6mo	$299,000	$130	54

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: 63.9%
• Equity multiple: 3.86×
• Total profit: $60,124
• Equity at exit: $11,183

10-year hold

• IRR: 68.4%
• Equity multiple: 7.94×
• Total profit: $145,832
• Equity at exit: $6,485

Cash invested: $21,000 (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 21875

• Home prices YoY: -12.7%
• Active inventory: 46
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,321 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$167 /mo · $2,002/yr
• Insurance: −$31
• HOA: −$110
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $1,132

Break-even live

Break-even rent $888

Max offer price $75,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,175	-5% $1,154	+0% $1,132	+5% $1,111	+10% $1,090
Rent	-10% $949	-5% $1,041	+0% $1,132	+5% $1,224	+10% $1,316
Rate	-1.0pp $1,170	-0.5pp $1,152	base $1,132	+0.5pp $1,113	+1.0pp $1,093

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9282 Tournament Dr Delmar, MD	3.0	3.0	2268	$2,600	$1.15	14d	1	0.26mi
205 E East St Delmar, MD	3.0	2.0	1663	$1,850	$1.11	14d	1	0.72mi
8650 Barbara Ann Way Delmar, MD	2.0–4.0	2.0–3.5	1926	$2,045	$1.06	14d	6	1.33mi
8650 Barbara Ann Way Delmar, MD	2.0–3.0	2.0–2.5	1547	$1,950	$1.26	44d	12	1.33mi

HOA detail

• Monthly dues: $110 · $1,320/yr
• Likely covers: landscapingpool

Listing history 7 events

1. 2026-05-26
   listed $75,000
2. 2026-05-26
   historical
3. 2025-01-13
   soldstatus $265,000
4. 2024-05-13
   soldstatus $265,000 Closed 1463-char remark

   Show marketing remark (1463 chars)

   Welcome to Wood Creek Community, where you can embrace a more simplified lifestyle. Say goodbye to the hassle of lawn care , as we take care of it all for you. Take full advantage of the community clubhouse, fitness room, and inground pool. This townhouse has been lovingly maintained by its owner since 2006. From the moment you step through the front door, you'll instantly feel at home. The seamless flow from the kitchen to the dining area and living room creates a warm and inviting atmosphere. With cathedral ceilings in the living room, you can even catch a glimpse of the loft above. On the first level, you'll find the spacious master suite, complete with a walk-in closet, double sink vanity, corner soaking tub, and a convenient stand-up shower. The kitchen also boasts a generous pantry, making storage a breeze. The laundry room is conveniently located near the garage entrance, ensuring ease of use. An additional bedroom and full bathroom complete the first level. As you make your way upstairs, you'll be greeted by an oversized loft area, perfect for customizing to fit your needs. Whether you envision a home office, hobby space, or cozy reading nook, the possibilities are endless. Another large bedroom, featuring a walk-in closet and full bathroom, awaits you on the second level. This townhouse offers the perfect blend of functionality and style, making it an ideal place to call home. * Home Inspection has been completed for you as well.

5. 2024-04-08
   historical Active Under Contract 1463-char remark

   Show marketing remark (1463 chars)

   Welcome to Wood Creek Community, where you can embrace a more simplified lifestyle. Say goodbye to the hassle of lawn care , as we take care of it all for you. Take full advantage of the community clubhouse, fitness room, and inground pool. This townhouse has been lovingly maintained by its owner since 2006. From the moment you step through the front door, you'll instantly feel at home. The seamless flow from the kitchen to the dining area and living room creates a warm and inviting atmosphere. With cathedral ceilings in the living room, you can even catch a glimpse of the loft above. On the first level, you'll find the spacious master suite, complete with a walk-in closet, double sink vanity, corner soaking tub, and a convenient stand-up shower. The kitchen also boasts a generous pantry, making storage a breeze. The laundry room is conveniently located near the garage entrance, ensuring ease of use. An additional bedroom and full bathroom complete the first level. As you make your way upstairs, you'll be greeted by an oversized loft area, perfect for customizing to fit your needs. Whether you envision a home office, hobby space, or cozy reading nook, the possibilities are endless. Another large bedroom, featuring a walk-in closet and full bathroom, awaits you on the second level. This townhouse offers the perfect blend of functionality and style, making it an ideal place to call home. * Home Inspection has been completed for you as well.

6. 2024-04-06
   listed $250,000 Active 1463-char remark

   Show marketing remark (1463 chars)

   Welcome to Wood Creek Community, where you can embrace a more simplified lifestyle. Say goodbye to the hassle of lawn care , as we take care of it all for you. Take full advantage of the community clubhouse, fitness room, and inground pool. This townhouse has been lovingly maintained by its owner since 2006. From the moment you step through the front door, you'll instantly feel at home. The seamless flow from the kitchen to the dining area and living room creates a warm and inviting atmosphere. With cathedral ceilings in the living room, you can even catch a glimpse of the loft above. On the first level, you'll find the spacious master suite, complete with a walk-in closet, double sink vanity, corner soaking tub, and a convenient stand-up shower. The kitchen also boasts a generous pantry, making storage a breeze. The laundry room is conveniently located near the garage entrance, ensuring ease of use. An additional bedroom and full bathroom complete the first level. As you make your way upstairs, you'll be greeted by an oversized loft area, perfect for customizing to fit your needs. Whether you envision a home office, hobby space, or cozy reading nook, the possibilities are endless. Another large bedroom, featuring a walk-in closet and full bathroom, awaits you on the second level. This townhouse offers the perfect blend of functionality and style, making it an ideal place to call home. * Home Inspection has been completed for you as well.

7. 2024-04-01
   historical $250,000 1463-char remark

   Show marketing remark (1463 chars)

   Welcome to Wood Creek Community, where you can embrace a more simplified lifestyle. Say goodbye to the hassle of lawn care , as we take care of it all for you. Take full advantage of the community clubhouse, fitness room, and inground pool. This townhouse has been lovingly maintained by its owner since 2006. From the moment you step through the front door, you'll instantly feel at home. The seamless flow from the kitchen to the dining area and living room creates a warm and inviting atmosphere. With cathedral ceilings in the living room, you can even catch a glimpse of the loft above. On the first level, you'll find the spacious master suite, complete with a walk-in closet, double sink vanity, corner soaking tub, and a convenient stand-up shower. The kitchen also boasts a generous pantry, making storage a breeze. The laundry room is conveniently located near the garage entrance, ensuring ease of use. An additional bedroom and full bathroom complete the first level. As you make your way upstairs, you'll be greeted by an oversized loft area, perfect for customizing to fit your needs. Whether you envision a home office, hobby space, or cozy reading nook, the possibilities are endless. Another large bedroom, featuring a walk-in closet and full bathroom, awaits you on the second level. This townhouse offers the perfect blend of functionality and style, making it an ideal place to call home. * Home Inspection has been completed for you as well.

ⓘ 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: $2,002 · $167/mo
• Projected year-2 tax: $2,002 · $167/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,857
• − Mortgage interest: −$4,201
• − Property taxes: −$2,002
• − Insurance: −$375
• − Repairs & maintenance: −$2,229
• − Management: −$2,229
• − HOA: −$1,320
• − Depreciation: −$2,182
• Taxable income: $13,319
• Est. tax owed @ 24.0%: −$3,197
• After-tax cash flow: $10,393/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: Wicomico County Public Schools
• NCES district ID: 2400690
• Math proficiency: 16% ▼ -18.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $51,745
• Composite: 18.87/100
• National rank: #8860
• State rank: #19 of 24 in MD

Livability — Delmar

• Score: 67/100
• State rank: #222
• US rank: #11130

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Delmar, MD
• Population (ZIP): 7,455

Population outlook (Wicomico County) Hauer SSP2

• Today (2025): 108,548 people
• By 2030: 111,783 · +3.0%
• By 2040: 118,139 · +8.8%
• By 2050: 123,641 · +13.9%
• By 2075: 139,784 · +28.8%
• By 2100: 145,334 · +33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 19% Hispanic / Latino 9% Asian 6% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 9% Korean 3% Other Indo-European 2%

Political lean MEDSL · Wicomico

• 2024 margin: Lean R (+5.5) · D 46.1% · R 51.5% · Other 2.4%
• 2008→2024 swing: +0.3pp no change · 2008: -5.8pp · 2024: -5.5pp
• All cycles: 2024: R+5.5 2020: R+1.9 2016: R+11.6 2012: R+6.9 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.12%
• Current HPI: 247.5758
• 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

-70.0% since first listed

7 events — show timeline

• 2026-05-26 Listing Removed — BRIGHT MLS
• 2026-05-26 Listed $75,000 BRIGHT MLS
• 2025-01-13 Sold (Public Records) $265,000 Public Records
• 2024-05-13 Sold (MLS) $265,000 BRIGHT MLS
• 2024-04-08 Contingent — BRIGHT MLS
• 2024-04-06 Listed $250,000 BRIGHT MLS
• 2024-04-01 Coming Soon $250,000 BRIGHT MLS

Property tax history

-3.4%/yr

Latest (2025): $2,002 · +24.7% YoY. Source: county tax records.