13 Sycamore Ave · Easton, MD 21601

$229,900

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 36 Days on market

Built 1951 3,920 sqft lot $160/sqft · 34% below area Est $349k · 34% 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover this charming 3-bedroom, 1-bathroom ranch-style home, nestled in a vibrant community that offers a perfect blend of convenience and comfort. Built in 1951, this detached residence features a cozy fireplace, ideal for creating warm memories. With 1,440 sq. ft. of living space, the home provides ample room for relaxation and entertaining. The neighborhood boasts excellent public services, ensuring a well-maintained environment. Nearby parks invite outdoor activities, while local schools are known for their commitment to education. Enjoy the ease of on-street and driveway parking, making daily commutes a breeze. This property is situated close to essential amenities, including shoppin

Key facts

• Essential amenities
• On-street parking
• Nearby parks

Tags

• COZY FIREPLACE
• NEARBY PARKS
• LOCAL SCHOOLS
• ON-STREET PARKING
• DRIVEWAY PARKING
• ESSENTIAL AMENITIES

Property features AI

Exterior

• Parking: Two driveway parking spaces; Two total garage and parking spaces; On-street parking available
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached structure; Stick-built construction; Estimated year built
• Construction: Block foundation; Building winterized
• Exterior features: Above-grade and below-grade structures noted; Property condition listed as average; Ground rent paid annually; Located outside city limits

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric baseboard heating; Electric hot water
• Interior features: Has a fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.8% in Easton — 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 71/100 on livability (#154 in MD) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A-, employment B+; Watch: amenities C-, crime D, commute F.
• Talbot County Public Schools (town): math 15% / reading 35% proficiency, ranked #12 of 24 in MD (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Easton Elementary (math 10% / reading 19%, grade F, #477 of 860 statewide, top 59%, 1,078 students, 76% FRL); Easton Middle (math 9% / reading 32%, grade F, #141 of 225 statewide, top 65%, 737 students, 62% FRL); Easton High (math 40% / reading 65%, grade C-, #98 of 222 statewide, top 44%, 1,203 students, 56% FRL) — zoned schools average 65% FRL vs 37% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 207 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 158 units permitted in Talbot County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Talbot County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $59k; list at $230k implies a 290% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $223,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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. 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?
5. 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?
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: 1.21% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.59%
• DSCR: 1.69
• GRM: 6.9

CMA / ARV

• ARV (median comp): $348,977
• List price: $229,900
• Delta: -34.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Sandy Ln	0.22mi	3/2.0	1,443 (+0%)	8mo	$603,813	$418	78
106 Sycamore Ave	0.08mi	3/2.0	1,259 (-13%)	3mo	$325,000	$258	69
328 N Washington St	0.37mi	3/2.5	1,396 (-3%)	4mo	$410,000	$294	69
15 Sandy Ln	0.21mi	3/2.0	1,516 (+5%)	11mo	$599,900	$396	69
311 Salmon Ave	0.58mi	3/2.0	1,408 (-2%)	8mo	$420,000	$298	58
14 Sandy Ln	0.21mi	3/2.5	1,238 (-14%)	4mo	$459,000	$371	58
407 Arbor Pl	0.19mi	4/2.0 (+1)	1,592 (+11%)	10mo	$367,000	$231	56
601 Goldsborough St	0.74mi	3/1.5	1,472 (+2%)	8mo	$132,500	$90	53
604 Hazelwood Dr	0.25mi	3/2.0	1,232 (-14%)	9mo	$329,900	$268	52
7847 Ward Brothers Cir	0.68mi	2/2.0 (-1)	1,385 (-4%)	5mo	$399,990	$289	49
319 Laurel St	0.49mi	3/2.0	1,600 (+11%)	12mo	$387,500	$242	45
703 Howard St	0.63mi	3/1.0	1,266 (-12%)	8mo	$350,000	$276	44

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: 6.3%
• Equity multiple: 1.25×
• Total profit: $15,914
• Equity at exit: $34,279

10-year hold

• IRR: 15.7%
• Equity multiple: 2.27×
• Total profit: $82,038
• Equity at exit: $19,878

Cash invested: $64,372 (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 21601

• Home prices YoY: -31.0%
• Active inventory: 207
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,775 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $836

Break-even live

Break-even rent $1,716

Max offer price $229,900

Occupancy floor 65%

Sensitivity live

Price	-10% $967	-5% $901	+0% $836	+5% $771	+10% $706
Rent	-10% $617	-5% $727	+0% $836	+5% $946	+10% $1,056
Rate	-1.0pp $952	-0.5pp $895	base $836	+0.5pp $777	+1.0pp $716

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Sandy Ln Easton, MD	3.0	2.0	1238	$2,900	$2.34	45d	1	0.23mi
607 North St Easton, MD	3.0	2.5	1650	$3,100	$1.88	45d	1	0.68mi
8337 Elliott Rd Easton, MD	1.0–3.0	1.0–2.0	999	$2,445	$2.45	0d	7	0.93mi
126 Tred Avon Ave Unit NA Easton, MD	4.0	2.0	1514	$3,000	$1.98	45d	1	1.12mi
201 Brookwood Ave Unit 2290 Easton, MD	2.0	1.0	900	$1,550	$1.72	45d	1	1.15mi

Listing history 18 events

1. 2026-06-19
   days on market $229,900 Active 36 DOM
2. 2026-06-18
   days on market $229,900 Active 35 DOM
3. 2026-06-17
   days on market $229,900 Active 34 DOM
4. 2026-06-16
   days on market $229,900 Active 33 DOM
5. 2026-06-15
   days on market $229,900 Active 32 DOM
6. 2026-06-14
   days on market $229,900 Active 30 DOM
7. 2026-06-12
   pricedays on market $229,900 Active 29 DOM
8. 2026-06-09
   days on market $249,900 Active 26 DOM
9. 2026-06-08
   days on market $249,900 Active 25 DOM
10. 2026-06-07
    days on market $249,900 Active 24 DOM
11. 2026-06-03
    days on market $249,900 Active 20 DOM
12. 2026-06-02
    days on market $249,900 Active 19 DOM
13. 2026-06-01
    days on market $249,900 Active 18 DOM
14. 2026-05-31
    days on market $249,900 Active 17 DOM
15. 2026-05-30
    days on market $249,900 Active 16 DOM
16. 2026-05-14
    listed $249,900 Active 973-char remark
17. 1986-07-30
    soldstatus $59,000
18. 1985-06-28
    soldstatus $57,000

ⓘ 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: $650 · $54/mo
• Projected year-2 tax: $1,578 · $132/mo
• Expected delta: +$928/yr (+$77/mo · 142.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,296
• − Mortgage interest: −$12,878
• − Property taxes: −$650
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,664
• − Management: −$2,664
• − Depreciation: −$6,688
• Taxable income: $6,603
• Est. tax owed @ 24.0%: −$1,585
• After-tax cash flow: $8,452/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: Talbot County Public Schools
• NCES district ID: 2400630
• Math proficiency: 15% ▼ -19.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $61,786
• Composite: 23.11/100
• National rank: #7961
• State rank: #12 of 24 in MD

Livability — Easton

• Score: 71/100
• State rank: #154
• US rank: #6882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Easton, MD
• County: Talbot County · 24,671 people
• City population: 24,671
• Metro: Easton, MD
• Population (ZIP): 24,671
• Household income: $83,680
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 771.0

Population outlook (Talbot County) Hauer SSP2

• Today (2025): 36,811 people
• By 2030: 36,305 · -1.4%
• By 2040: 34,818 · -5.4%
• By 2050: 32,982 · -10.4%
• By 2075: 29,631 · -19.5%
• By 2100: 25,767 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 14% Hispanic / Latino 10% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 9% · Canada, Guatemala
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 2%

Political lean MEDSL · Talbot

• 2024 margin: Toss-up / Even · D 49.0% · R 49.1% · Other 1.9%
• 2008→2024 swing: +9.6pp toward D · 2008: -9.6pp · 2024: -0.0pp
• All cycles: 2024: R+0.0 2020: D+0.5 2016: R+11.9 2012: R+13.2 2008: R+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.01%
• Current HPI: 229.2902
• Rent YoY: —
• Metro: Easton, MD
• 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

+303.3% since first listed

4 events — show timeline

• 2026-06-12 Price Changed $229,900 BRIGHT MLS
• 2026-05-14 Listed $249,900 BRIGHT MLS
• 1986-07-30 Sold (Public Records) $59,000 Public Records
• 1985-06-28 Sold (Public Records) $57,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $650 · +4.2% YoY. Source: county tax records.