305 Old Denton Rd · Federalsburg, MD 21632

$89,900

2 bd · 1.0 ba · 600 sqft · SingleFamily · 15 Days on market

Built 1900 Fair condition 0.57 ac lot

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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
• Appreciation +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0

Listing remarks

* * BEST AND FINAL OFFERS DUE 6/12/26 AT NOON * * Investor Alert!! This rancher, situated on over half an acre, is packed with value-add potential! With some TLC and the right vision, this property could be transformed into a strong income-producing asset or profitable flip in no time. Whether you’re looking to renovate and rent or resell, the opportunity here is undeniable—especially with a motivated seller ready to make a deal. Located in Caroline County, you’ll benefit from an area known for its affordability, growth, and rural charm. Larger lot sizes, fewer restrictions, and strong rental demand make this a smart choice for investors. Plus, you’re convenient

Key facts

• Over half an acre
• Strong rental demand
• Larger lot sizes

Tags

• OVER HALF AN ACRE
• STRONG INCOME-PRODUCING ASSET
• LARGER LOT SIZES
• STRONG RENTAL DEMAND
• DRIVING DISTANCE TO ANNAPOLIS
• DRIVING DISTANCE TO EASTON

Property features AI

Finance

• Other: Ownership is fee simple; Year built information sourced from assessor; Assessed improvement and land values recorded

Exterior

• Parking: Driveway
• Utilities: Electric hot water; Public water; Private septic tank
• Home design: Detached property; 600 finished above-grade square feet (per assessor)
• Construction: Block foundation; Other structures noted above and below grade
• Exterior features: Property is inside city limits; No tidal water on the lot

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Interior features: No basement; Living area measured per assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $51 ($609/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 4.8% in Federalsburg — 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 65/100 on livability (#266 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, health & safety A; Watch: housing C-, schools F, amenities F.
• Caroline County Public Schools (rural): math 13% / reading 29% proficiency, ranked #17 of 24 in MD (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 46 active listings in the ZIP; 59 units permitted in Caroline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $622 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Caroline County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 59% 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 $88,551 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.75%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.68×
• Total profit: $-8,101
• Equity at exit: $16,545

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $860
• Equity at exit: $13,277

Cash invested: $25,172 (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 21632

• Home prices YoY: -0.7%
• Active inventory: 46
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,391 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $51

Break-even live

Break-even rent $1,326

Max offer price $89,900

Occupancy floor 91%

Sensitivity live

Price	-10% $113	-5% $82	+0% $51	+5% $20	+10% $-11
Rent	-10% $-59	-5% $-4	+0% $51	+5% $106	+10% $161
Rate	-1.0pp $96	-0.5pp $74	base $51	+0.5pp $27	+1.0pp $4

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-17
   status $89,900 Pending 15 DOM
2. 2026-06-16
   days on market $89,900 Active 15 DOM
3. 2026-06-15
   days on market $89,900 Active 14 DOM
4. 2026-06-13
   days on market $89,900 Active 12 DOM
5. 2026-06-12
   days on market $89,900 Active 11 DOM
6. 2026-06-09
   days on market $89,900 Active 8 DOM
7. 2026-06-08
   days on market $89,900 Active 7 DOM
8. 2026-06-07
   days on market $89,900 Active 6 DOM
9. 2026-06-07
   days on market $89,900 Active 5 DOM
10. 2026-06-04
    days on market $89,900 Active 2 DOM
11. 2026-06-01
    remarks 675-char remark
12. 2026-06-01
    listed $89,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $16,687
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$2,615
• Taxable loss: −$551
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $741/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.

Condition & rehab AI · 7 photos

Fair 45/100 Moderate rehab

This single-family home on a half-acre lot in Caroline County, Maryland, has significant potential for improvement. With some cosmetic and moderate renovations, it can be transformed into a strong income-producing asset or profitable flip. The home's exterior and interior walls are in poor condition, and the landscaping is overgrown. Painting and repainting, landscaping, and HVAC maintenance would significantly increase its value.

Repairs flagged

• Major exterior siding — The exterior siding is peeling and in poor condition, indicating a need for major repairs.
• Major interior walls — The interior walls show signs of discoloration and wear, indicating a need for major repairs.
• Major landscaping — The landscaping appears to be overgrown and in poor condition, indicating a need for major repairs.

Value-add opportunities

• Both painting and repainting the exterior and interior walls — Painting the exterior and interior walls can significantly improve the home's curb appeal and interior aesthetics, making it more attractive to potential buyers or renters.
• Both landscaping and yard maintenance — A well-maintained yard and landscaping can improve the home's curb appeal and increase its value, making it more attractive to potential buyers or renters.
• Both HVAC maintenance and potential replacement — A well-maintained HVAC system can improve the home's comfort and energy efficiency, making it more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The exterior siding is peeling and in poor condition, indicating a need for major repairs.	Major	$15,000–50,000
interior walls · The interior walls show signs of discoloration and wear, indicating a need for major repairs.	Major	$15,000–50,000
landscaping · The landscaping appears to be overgrown and in poor condition, indicating a need for major repairs.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both painting and repainting the exterior and interior walls — Painting the exterior and interior walls can significantly improve the home's curb appeal and interior aesthetics, making it more attractive to potential buyers or renters. ↑
• Both landscaping and yard maintenance — A well-maintained yard and landscaping can improve the home's curb appeal and increase its value, making it more attractive to potential buyers or renters. ↑
• Both HVAC maintenance and potential replacement — A well-maintained HVAC system can improve the home's comfort and energy efficiency, making it more attractive to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Caroline County Public Schools
• NCES district ID: 2400180
• Math proficiency: 13% ▼ -22.00%
• Reading proficiency: 29% ▼ -14.00%
• Median HH income: $55,076
• Composite: 19.16/100
• National rank: #8823
• State rank: #17 of 24 in MD

Livability — Federalsburg

• Score: 65/100
• State rank: #266
• US rank: #13461

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Federalsburg, MD
• Population (ZIP): 6,227

Population outlook (Caroline County) Hauer SSP2

• Today (2025): 31,205 people
• By 2030: 30,204 · -3.2%
• By 2040: 27,866 · -10.7%
• By 2050: 25,342 · -18.8%
• By 2075: 20,554 · -34.1%
• By 2100: 17,415 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 25% Two or more races 6% Hispanic / Latino 3% Asian 2% Native American 2%
• Common ancestry: Romanian 2% Serbian 2% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 2% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Caroline

• 2024 margin: Solid R (+38.0) · D 29.9% · R 67.9% · Other 2.2%
• 2008→2024 swing: -15.0pp toward R · 2008: -23.0pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+32.9 2016: R+39.5 2012: R+24.4 2008: R+23.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.22%
• Current HPI: 301.4384
• 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

1 event — show timeline

• 2026-06-01 Listed $89,900 BRIGHT MLS