2 Glenwood St · Cecilton, MD 21919

$85,000

1 bd · 1.0 ba · 710 sqft · SingleFamily public records · 296 Days on market

Built 1950 2,570 sqft lot $120/sqft · 49% below area Est $167k · 49% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable beach cottage in Crystal Beach Manor. If you are willing to put the work in, you will have a very cozy property at the beach for making memories. There is a heat pump for central heat and air. The property is on a holding tank which the current owners have pumped once a year. Limited water views from the property will increase as the leaves fall. Screened porches front and rear for enjoying the summer breezes.

Key facts

• Limited water views
• Heat pump
• Screened porches

Tags

• BEACH COTTAGE
• HEAT PUMP
• HOLDING TANK
• SCREENED PORCHES
• LIMITED WATER VIEWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $780 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#283 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: schools D-, crime F, amenities F.
• Cecil County Public Schools (rural): math 15% / reading 30% proficiency, ranked #15 of 24 in MD (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 62 active listings in the ZIP; 563 units permitted in Cecil County in 2024 (330 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 296 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $7k; list at $85k implies a 1114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.08% ✓
• Cap rate: 18.25%
• Cash-on-cash: 42.70%
• DSCR: 2.90
• GRM: 4.0

CMA / ARV

• ARV (median comp): $167,044
• List price: $85,000
• Delta: -49.12%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 No Name St	0.08mi	1/1.0	700 (-1%)	12mo	$260,000	$371	84
76 Park Dr	0.14mi	2/1.0 (+1)	752 (+6%)	1mo	$170,000	$226	77
37 Holly St	0.07mi	2/1.0 (+1)	708 (-0%)	24mo	$160,000	$226	71
18 Roberts St	0.11mi	2/2.0 (+1)	784 (+10%)	10mo	$172,000	$219	60
17 Summit Rd	0.16mi	1/1.0	624 (-12%)	22mo	$55,000	$88	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: 35.6%
• Equity multiple: 2.51×
• Total profit: $35,973
• Equity at exit: $12,674

10-year hold

• IRR: 42.4%
• Equity multiple: 5.01×
• Total profit: $95,507
• Equity at exit: $7,349

Cash invested: $23,800 (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 21919

• Home prices YoY: -21.2%
• Active inventory: 62
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,770 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $780

Break-even live

Break-even rent $782

Max offer price $85,000

Occupancy floor 51%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $85,000 Active 296 DOM
2. 2026-06-17
   days on market $85,000 Active 295 DOM
3. 2026-06-16
   days on market $85,000 Active 294 DOM
4. 2026-06-15
   days on market $85,000 Active 293 DOM
5. 2026-06-13
   pricedays on market $85,000 Active 291 DOM
6. 2026-06-09
   days on market $105,000 Active 287 DOM
7. 2026-06-08
   days on market $105,000 Active 286 DOM
8. 2026-06-07
   days on market $105,000 Active 285 DOM
9. 2026-06-04
   days on market $105,000 Active 282 DOM
10. 2026-06-03
    days on market $105,000 Active 281 DOM
11. 2026-06-02
    days on market $105,000 Active 280 DOM
12. 2026-06-01
    days on market $105,000 Active 279 DOM
13. 2026-05-31
    days on market $105,000 Active 278 DOM
14. 2025-12-30
    price $105,000 424-char remark

    Show marketing remark (424 chars)

    Affordable beach cottage in Crystal Beach Manor. If you are willing to put the work in, you will have a very cozy property at the beach for making memories. There is a heat pump for central heat and air. The property is on a holding tank which the current owners have pumped once a year. Limited water views from the property will increase as the leaves fall. Screened porches front and rear for enjoying the summer breezes.

15. 2025-08-26
    listed $125,000 Active 424-char remark

    Show marketing remark (424 chars)

    Affordable beach cottage in Crystal Beach Manor. If you are willing to put the work in, you will have a very cozy property at the beach for making memories. There is a heat pump for central heat and air. The property is on a holding tank which the current owners have pumped once a year. Limited water views from the property will increase as the leaves fall. Screened porches front and rear for enjoying the summer breezes.

16. 1983-06-16
    soldstatus $7,000

ⓘ 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: $841 · $70/mo
• Projected year-2 tax: $884 · $74/mo
• Expected delta: +$43/yr (+$4/mo · 5.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,236
• − Mortgage interest: −$4,761
• − Property taxes: −$841
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$2,473
• Taxable income: $8,541
• Est. tax owed @ 24.0%: −$2,050
• After-tax cash flow: $7,314/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: Cecil County Public Schools
• NCES district ID: 2400240
• Math proficiency: 15% ▼ -21.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $66,544
• Composite: 21.51/100
• National rank: #8322
• State rank: #15 of 24 in MD

Livability — Cecilton

• Score: 64/100
• State rank: #283
• US rank: #14571

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,644

Population outlook (Cecil County) Hauer SSP2

• Today (2025): 105,877 people
• By 2030: 106,905 · +1.0%
• By 2040: 107,156 · +1.2%
• By 2050: 104,170 · -1.6%
• By 2075: 95,771 · -9.5%
• By 2100: 82,381 · -22.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 1%
• Common ancestry: Subsaharan African 7% Italian 5% Slovak 3%
• Foreign-born: 4% · China
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Cecil

• 2024 margin: Solid R (+30.9) · D 33.5% · R 64.4% · Other 2.1%
• 2008→2024 swing: -16.3pp toward R · 2008: -14.6pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+26.6 2016: R+35.3 2012: R+20.4 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.49%
• Current HPI: 227.9396
• 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

+1400.0% since first listed

3 events — show timeline

• 2025-12-30 Price Changed $105,000 BRIGHT MLS
• 2025-08-26 Listed $125,000 BRIGHT MLS
• 1983-06-16 Sold (Public Records) $7,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $841 · +5.7% YoY. Source: county tax records.