107 2nd St · Crumpton, MD 21628

$110,000

3 bd · 1.5 ba · 2,206 sqft · SingleFamily public records · 22 Days on market

Built 1910 0.30 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Cash flow +4.3/30.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 06/01/2026 @ 10:00 AM. Bidding ends 06/03/2026 @ 11:20 AM. List Price is Suggested Opening Bid. Deposit: $20,000. 3 Story Townhouse located in the Crumpton area of Queen Anne's County. JUST MINUTES to Chester River. Easy access to major traffic artery Blue Star Memorial Highway.

Key facts

• 3 story townhouse
• 0.3 acre lot
• Built 1910

Tags

• 3 STORY TOWNHOUSE
• MINUTES TO CHESTER RIVER

Property features AI

Finance

• Financial info: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Other water source; Other power/utility details
• Home design: Detached structure; Shingle siding
• Construction: Other foundation; Above-grade and below-grade other structures
• Exterior features: No tidal water

Interior

• Bedrooms: 3 bedrooms on main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Other heating; Other cooling; Other hot water
• Interior features: No basement; Living area per assessor

🔨 Auction listing. The $110,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $379,432 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: 3 active listings in the ZIP; 320 units permitted in Queen Anne's County in 2024 (56 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($3k loan paydown + $9k appreciation (2.4% local appreciation)).
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $110k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $108,350 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.44% ✗
• Cap rate: 3.09%
• Cash-on-cash: -11.43%
• DSCR: 0.49
• GRM: 19.0

CMA / ARV

• ARV (on-the-fly): $379,432
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
338 Broad St	0.05mi	3/3.0	2,412 (+9%)	13mo	$415,000	$172	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.71×
• Total profit: $-30,866
• Equity at exit: $157,850

10-year hold

• IRR: -0.3%
• Equity multiple: 0.96×
• Total profit: $-4,450
• Equity at exit: $233,775

Cash invested: $106,241 (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 21628

• Home prices YoY: 1.1%
• Active inventory: 3
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,668 medium
• Mortgage (P&I): −$1,990
• Tax from tax record: −$182 /mo · $2,180/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-1,012

Break-even live

Break-even rent $2,949

Max offer price $200,739

Occupancy floor —

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: $94,858
• Closing costs: $11,383
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-17
   days on market $110,000 Active 22 DOM
2. 2026-06-16
   days on market $110,000 Active 21 DOM
3. 2026-06-15
   days on market $110,000 Active 20 DOM
4. 2026-06-13
   days on market $110,000 Active 18 DOM
5. 2026-06-09
   days on market $110,000 Active 14 DOM
6. 2026-06-08
   days on market $110,000 Active 13 DOM
7. 2026-06-07
   days on market $110,000 Active 12 DOM
8. 2026-06-04
   days on market $110,000 Active 9 DOM
9. 2026-06-03
   days on market $110,000 Active 8 DOM
10. 2026-06-02
    days on market $110,000 Active 7 DOM
11. 2026-06-01
    days on market $110,000 Active 6 DOM
12. 2026-05-31
    days on market $110,000 Active 5 DOM
13. 2026-05-26
    listed $110,000 Active
14. 1987-06-01
    soldstatus $44,500

ⓘ 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: $2,180 · $182/mo
• Projected year-2 tax: $2,180 · $182/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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,021
• − Mortgage interest: −$21,254
• − Property taxes: −$2,180
• − Insurance: −$1,897
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$11,038
• Taxable loss: −$19,552
• Est. tax savings @ 24.0%: +$4,693
• After-tax cash flow: $-7,446/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 — Crumpton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Crumpton, MD
• City population: 299
• Population (ZIP): 299

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 (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Romanian 9%

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: ▲ 2.40%
• Current HPI: 221.8983
• 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

+147.2% since first listed

2 events — show timeline

• 2026-05-26 Listed $110,000 BRIGHT MLS
• 1987-06-01 Sold (Public Records) $44,500 Public Records

Property tax history

+2.4%/yr

Latest (2024): $2,180 · +11.1% YoY. Source: county tax records.