591 Mountain Hill Rd · Perryville, MD 21903

$359,900

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 2 Days on market

Built 1962 1.02 ac lot

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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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• 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

URGENT- AWESOME CORPORATE OWNED PROPERTY AVAILABLE. BRING YOUR PAINTBRUSH & GAIN INSTANT EQUITY!! BUY NOW TO TAKE ADVANTAGE OF BELOW MARKET PRICING, LOW INTEREST RATES AND BUY-BACK GUARANTEE- CALL FOR DETAILS. ACT FAST, THESE HOMES GO QUICK!!

Key facts

• Country setting
• Updated kitchen
• Updated heat pump

Tags

• COUNTRY SETTING
• UPDATED KITCHEN
• NEW STAINLESS STEEL APPLIANCES
• UPDATED HEAT PUMP
• CENTRAL AIR CONDITIONING
• FULL UNFINISHED BASEMENT

Property features AI

Finance

• Other: Fee simple ownership; Property in good condition; Annual ground rent payment

Exterior

• Parking: Attached 1-car garage with additional storage area; Paved driveway
• Utilities: Well water; On-site septic; Electric hot water; Circuit breaker electric service; No municipal trash service
• Home design: Detached property; Architectural shingle roof; Vinyl siding exterior; Front-entry attached garage; Building not winterized
• Construction: Built in year per assessor; Block foundation; Bay/bow double-pane insulated windows
• Exterior features: Deck(s); Porch(es), including enclosed porch; Breezeway; Exterior lighting; Vinyl panel rear fencing

Interior

• Kitchen: Dishwasher; Electric oven/range; Range hood; Refrigerator; Stainless steel appliances; Exhaust fan; Upgraded countertops
• Bedrooms: Three bedrooms on the main level; Entry-level bedroom
• Flooring: Carpet
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling components
• Interior features: Open floor plan; Combination kitchen/dining area; Country-style kitchen with upgraded countertops; Stall shower and tub/shower; Dry wall walls and ceilings; Insulated and sliding glass doors; Screened porch
• Laundry & utility: Washer and dryer in unit; Laundry hookups in basement; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/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 $345k (4.1% below list).
• Recommended offer: $345k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.2% in Perryville — 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 78/100 on livability (#74 in MD, #2,689 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime D+, 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.
• Zoned schools: Perryville Elementary (math 12% / reading 17%, grade F, #477 of 860 statewide, top 59%, 421 students, 56% FRL); Perryville Middle (math 9% / reading 33%, grade F, #134 of 225 statewide, top 62%, 557 students, 50% FRL); Perryville High (math 37% / reading 57%, grade D-, #114 of 222 statewide, top 52%, 858 students, 46% FRL).
• Market conditions: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $110k; list at $360k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $345,000 (4.1% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-28,428
• Equity at exit: $53,662

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $13,484
• Equity at exit: $31,118

Cash invested: $100,772 (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 21903

• Home prices YoY: -23.8%
• Active inventory: 58
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,450 medium
• Mortgage (P&I): −$1,887
• Tax from tax record: −$217 /mo · $2,609/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $471

Break-even live

Break-even rent $2,854

Max offer price $359,900

Occupancy floor 81%

Sensitivity live

Price	-10% $674	-5% $573	+0% $471	+5% $369	+10% $267
Rent	-10% $198	-5% $334	+0% $471	+5% $607	+10% $743
Rate	-1.0pp $652	-0.5pp $562	base $471	+0.5pp $377	+1.0pp $283

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 Riverview Dr Perryville, MD	4.0	2.5	1588	$3,450	$2.17	14d	1	1.17mi

Listing history 8 events

1. 2026-05-27
   listed $359,900 Active
2. 2011-06-22
   historical 248-char remark

   Show marketing remark (248 chars)

   URGENT- AWESOME CORPORATE OWNED PROPERTY AVAILABLE. BRING YOUR PAINTBRUSH & GAIN INSTANT EQUITY!! BUY NOW TO TAKE ADVANTAGE OF BELOW MARKET PRICING, LOW INTEREST RATES AND BUY-BACK GUARANTEE- CALL FOR DETAILS. ACT FAST, THESE HOMES GO QUICK!!

3. 2011-06-10
   soldstatus $110,000 Sold 248-char remark

   Show marketing remark (248 chars)

   URGENT- AWESOME CORPORATE OWNED PROPERTY AVAILABLE. BRING YOUR PAINTBRUSH & GAIN INSTANT EQUITY!! BUY NOW TO TAKE ADVANTAGE OF BELOW MARKET PRICING, LOW INTEREST RATES AND BUY-BACK GUARANTEE- CALL FOR DETAILS. ACT FAST, THESE HOMES GO QUICK!!

4. 2011-06-10
   soldstatus $110,000 248-char remark

   Show marketing remark (248 chars)

   URGENT- AWESOME CORPORATE OWNED PROPERTY AVAILABLE. BRING YOUR PAINTBRUSH & GAIN INSTANT EQUITY!! BUY NOW TO TAKE ADVANTAGE OF BELOW MARKET PRICING, LOW INTEREST RATES AND BUY-BACK GUARANTEE- CALL FOR DETAILS. ACT FAST, THESE HOMES GO QUICK!!

5. 2011-04-13
   status Contingent (No Kick Out) 248-char remark

   Show marketing remark (248 chars)

   URGENT- AWESOME CORPORATE OWNED PROPERTY AVAILABLE. BRING YOUR PAINTBRUSH & GAIN INSTANT EQUITY!! BUY NOW TO TAKE ADVANTAGE OF BELOW MARKET PRICING, LOW INTEREST RATES AND BUY-BACK GUARANTEE- CALL FOR DETAILS. ACT FAST, THESE HOMES GO QUICK!!

6. 2011-04-13
   historical 248-char remark

   Show marketing remark (248 chars)

   URGENT- AWESOME CORPORATE OWNED PROPERTY AVAILABLE. BRING YOUR PAINTBRUSH & GAIN INSTANT EQUITY!! BUY NOW TO TAKE ADVANTAGE OF BELOW MARKET PRICING, LOW INTEREST RATES AND BUY-BACK GUARANTEE- CALL FOR DETAILS. ACT FAST, THESE HOMES GO QUICK!!

7. 2011-04-07
   listed $105,500 Active 248-char remark

   Show marketing remark (248 chars)

   URGENT- AWESOME CORPORATE OWNED PROPERTY AVAILABLE. BRING YOUR PAINTBRUSH & GAIN INSTANT EQUITY!! BUY NOW TO TAKE ADVANTAGE OF BELOW MARKET PRICING, LOW INTEREST RATES AND BUY-BACK GUARANTEE- CALL FOR DETAILS. ACT FAST, THESE HOMES GO QUICK!!

8. 2011-04-07
   listed $105,500 248-char remark

   Show marketing remark (248 chars)

   URGENT- AWESOME CORPORATE OWNED PROPERTY AVAILABLE. BRING YOUR PAINTBRUSH & GAIN INSTANT EQUITY!! BUY NOW TO TAKE ADVANTAGE OF BELOW MARKET PRICING, LOW INTEREST RATES AND BUY-BACK GUARANTEE- CALL FOR DETAILS. ACT FAST, THESE HOMES GO QUICK!!

ⓘ 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: $2,609 · $217/mo
• Projected year-2 tax: $3,266 · $272/mo
• Expected delta: +$657/yr (+$55/mo · 25.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $41,400
• − Mortgage interest: −$20,160
• − Property taxes: −$2,609
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,312
• − Management: −$3,312
• − Depreciation: −$10,470
• Taxable loss: −$263
• Est. tax savings @ 24.0%: +$63
• After-tax cash flow: $5,712/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 — Perryville

• Score: 78/100
• State rank: #74
• US rank: #2689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,679

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 (78%)
• Race & ethnicity: White 78% Black 11% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 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: ▼ -69.75%
• Current HPI: 223.8037
• 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

+241.1% since first listed

8 events — show timeline

• 2026-05-27 Listed $359,900 BRIGHT MLS
• 2011-06-22 Delisted — MRIS
• 2011-06-10 Sold (MLS) $110,000 BRIGHT MLS
• 2011-06-10 Sold (MLS) $110,000 MRIS
• 2011-04-13 Pending — MRIS
• 2011-04-13 Listing Removed — BRIGHT MLS
• 2011-04-07 Listed $105,500 MRIS
• 2011-04-07 Listed $105,500 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2025): $2,609 · +8.3% YoY. Source: county tax records.