7941 Jones Hastings Rd · Parsonsburg, MD 21849

$145,000

3 bd · 2.0 ba · 938 sqft · Manufactured public records · 51 Days on market

Built 1983 3.92 ac lot $155/sqft · 33% below area Est $215k · 33% under

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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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.3/10.0
• Livability +2.8/5.0
• 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

Great starter home. New Carpet in both bedrooms. Value is in the land. Almost 4 ACRES to enjoy nature, horses or gardening etc.

Key facts

• 3.92 acre lot
• Built 1983
• Listed 51 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Private water source; On-site septic
• Home design: Manufactured home; Single-story (all main living on one level implied); Fee simple ownership
• Construction: Aluminum siding
• Exterior features: Not in a federal flood zone; Above-grade and below-grade structures noted

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Baseboard electric heating; Electric cooling (other type); Electric hot water
• Interior features: Accessible 32"+ wide doors; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/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 $135k (6.9% below list).
• Recommended offer: $135k (6.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#414 in MD) — a working-class tenant base; expect higher turnover. Strengths: housing A, cost of living B; Watch: schools F, crime F, amenities F.
• 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.
• Market conditions: 24 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 31y 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 $65k; list at $145k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,047 (6.9% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
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: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

• ARV (median comp): $214,987
• List price: $145,000
• Delta: -32.55%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-11,861
• Equity at exit: $21,620

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $4,507
• Equity at exit: $12,537

Cash invested: $40,600 (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 21849

• Home prices YoY: -5.5%
• Active inventory: 24
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $184

Break-even live

Break-even rent $1,118

Max offer price $145,000

Occupancy floor 81%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $145,000 Active 51 DOM
2. 2026-06-17
   days on market $145,000 Active 50 DOM
3. 2026-06-16
   days on market $145,000 Active 49 DOM
4. 2026-06-15
   days on market $145,000 Active 48 DOM
5. 2026-06-14
   days on market $145,000 Active 46 DOM
6. 2026-06-13
   days on market $145,000 Active 45 DOM
7. 2026-06-10
   days on market $145,000 Active 43 DOM
8. 2026-06-09
   days on market $145,000 Active 42 DOM
9. 2026-06-08
   days on market $145,000 Active 41 DOM
10. 2026-06-07
    days on market $145,000 Active 40 DOM
11. 2026-06-03
    days on market $145,000 Active 36 DOM
12. 2026-06-02
    days on market $145,000 Active 35 DOM
13. 2026-06-01
    days on market $145,000 Active 34 DOM
14. 2026-05-31
    days on market $145,000 Active 33 DOM
15. 2026-05-30
    days on market $145,000 Active 32 DOM
16. 2026-04-28
    listed $145,000 Active 120-char remark
17. 2011-10-12
    soldstatus $65,000
18. 2011-10-07
    soldstatus $65,000 127-char remark

    Show marketing remark (127 chars)

    Great starter home. New Carpet in both bedrooms. Value is in the land. Almost 4 ACRES to enjoy nature, horses or gardening etc.

19. 2010-10-12
    listed $79,000 127-char remark

    Show marketing remark (127 chars)

    Great starter home. New Carpet in both bedrooms. Value is in the land. Almost 4 ACRES to enjoy nature, horses or gardening etc.

20. 1995-12-05
    soldstatus $46,900
21. 1995-12-04
    soldstatus $46,900

    Show marketing remark (175 chars)

    UPDATED HOME IN EXCELLENT CONDITION. TASTEFULLY DECORATED. BEAUTIFULLY LANDSCAPED FRONT YARD. FLOWERING MIMOSA TREES. TOTAL ACREAGE 3.92. TAX DITCH 10.98 PER YR. EASY TO SHOW.

22. 1995-10-05
    listed $46,900

    Show marketing remark (175 chars)

    UPDATED HOME IN EXCELLENT CONDITION. TASTEFULLY DECORATED. BEAUTIFULLY LANDSCAPED FRONT YARD. FLOWERING MIMOSA TREES. TOTAL ACREAGE 3.92. TAX DITCH 10.98 PER YR. EASY TO SHOW.

ⓘ 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: $751 · $63/mo
• Projected year-2 tax: $1,166 · $97/mo
• Expected delta: +$415/yr (+$35/mo · 55.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 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: $16,206
• − Mortgage interest: −$8,122
• − Property taxes: −$751
• − Insurance: −$725
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$4,218
• Taxable loss: −$203
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $2,251/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 — Parsonsburg

• Score: 55/100
• State rank: #414
• US rank: #23152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,845

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: Predominantly White (86%)
• Race & ethnicity: White 86% Black 8% Two or more races 5%
• Common ancestry: Russian 7% Italian 4% Slovak 2%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Chinese 1%

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: ▼ -14.76%
• Current HPI: 251.638
• 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

+209.2% since first listed

7 events — show timeline

• 2026-04-28 Listed $145,000 BRIGHT MLS
• 2011-10-12 Sold (Public Records) $65,000 Public Records
• 2011-10-07 Sold (MLS) $65,000 BRIGHT MLS
• 2010-10-12 Listed $79,000 BRIGHT MLS
• 1995-12-05 Sold (Public Records) $46,900 Public Records
• 1995-12-04 Sold (MLS) $46,900 BRIGHT MLS
• 1995-10-05 Listed $46,900 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2025): $751 · +2.7% YoY. Source: county tax records.