18 Coastal Dr · West Ocean City, MD 21811

$350,000

3 bd · 2.0 ba · 1,648 sqft · Manufactured public records · 146 Days on market

Built 1990 6,438 sqft lot $95/mo HOA · 3% of rent

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Opportunity to Live the "Good Life" in West Ocean City. Situated on a Community Tidal Waterway, you will enjoy the frequenting native water fowl, variety of fish, even visiting crabs. Refreshed for resale, complete interior paint, clean, ready for immediate enjoyment. 1-Level Living: 3 Bedrooms, 2 Full Baths (Master Handicap equipped), Family Room with wood-burning fireplace and built-ins, Living Room, Formal Dining Room, Eat-In Kitchen, 3 Season Room with flex screens to 12' X 30' Water Front Deck. 2nd Owner, continually updated: appliances, windows, complete roofing down to 3/4" sheathing. Lots of extras: concrete parking pad, composite front porch with electric chair lift with remote, concrete and brick sidewalks, lawn irrigation system, workshop/storage room with extra refrigerator, concrete block foundation with vapor barrier crawl space, fire hydrant in front yard helps lower insurance costs. Real Estate Taxes @ $133/month, low HOA fee @ $78/month provides for lawn mowing, refuse service, grand Community pool, basketball court, playground, tennis court, registered boat/trailer storage, recreation center. A more Country atmosphere with primarily year-round residents, within 10 minutes of the Ocean City Beach Resort, oodles of shopping, great eateries, Municipal Airport, on public water and sewer services (not well and septic). Pre-Inspected, Owner making corrections and enhancements, includes 1-year enhanced Home Warranty. Excellent Value Well-Maintained House. Seller will pay no more than $3,000 towards Buyer's Closing Costs

Key facts

• Renovated kitchen
• New cabinets
• Waterfront living

Tags

• WATERFRONT LIVING
• CANAL VIEWS
• RENOVATED KITCHEN
• NEW CABINETS
• GRANITE COUNTERTOPS
• NEW APPLIANCES

Property features AI

Finance

• Other: Not in a federal flood zone; Accessibility features include 2+ access exits and grab bars; Pets allowed with no pet restrictions
• HOA & community: Monthly HOA fee of $95; HOA covers common area maintenance and lawn care (front and side); Community amenities include a swimming pool and tennis courts

Exterior

• Parking: Concrete driveway with 2 driveway spaces; On-street parking; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Cable TV available; Phone service available; Electric service
• Home design: Manufactured home; Fee simple ownership; Excellent condition; Single-story main living (rooms listed are on main level); Architectural shingle roof
• Construction: Vinyl siding and asphalt exterior materials; Modular/manufactured construction; Block and concrete perimeter foundation with crawl space (permanent foundation); Year built (source: assessor)
• Exterior features: Canal location with water view; Deck(s) and porch(es); Community in-ground pool; Secure storage; Blacktop road access

Interior

• Kitchen: Electric oven/range; Range hood; Refrigerator; Extra refrigerator/freezer; Icemaker; ENERGY STAR refrigerator; ENERGY STAR dishwasher; Dishwasher; Stainless steel appliances; Pantry; Upgraded countertops; Eat-in kitchen
• Bedrooms: Three bedrooms on the main level (Master bedroom plus two additional bedrooms)
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Circuit breaker electrical system; Electric hot water
• Interior features: Walk-in shower in bath; Built-in shelving/units; Crown molding; Dining area and formal separate dining room; Eat-in kitchen with pantry; Upgraded countertops; Walk-in closet(s); Living room, family room and sun/Florida room; Secure storage
• Laundry & utility: Main floor laundry with washer; Electric dryer (front-loading)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $350k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/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 $349k (0.4% below list).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.6% in West Ocean City — 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 (#69 in MD, #2,499 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities C-, commute F, cost of living D-.
• Worcester County Public Schools (town): math 30% / reading 44% proficiency, ranked #6 of 24 in MD (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ocean City Elementary (math 37% / reading 47%, grade F, #84 of 860 statewide, top 10%, 521 students, 44% FRL); Stephen Decatur Middle (math 24% / reading 43%, grade F, #53 of 225 statewide, top 24%, 697 students, 50% FRL); Stephen Decatur High (math 64% / reading 78%, grade B+, #37 of 222 statewide, top 17%, 1,431 students, 42% FRL).
• Market conditions: 315 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 354 units permitted in Worcester County in 2024 (6 in 5+ unit buildings).
• At $3,485/mo this rent would consume 46% of the median local household income ($90k/yr) (locally 551% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Worcester County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $213k; list at $350k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $308,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.00% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 8.4

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-30,654
• Equity at exit: $52,186

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $6,885
• Equity at exit: $30,262

Cash invested: $98,000 (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 21811

• Home prices YoY: -29.0%
• Active inventory: 315
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,485 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$202 /mo · $2,420/yr
• Insurance: −$146
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$95
• Vacancy / Maint / Mgmt: −$732
• Net cashflow: $409

Break-even live

Break-even rent $2,968

Max offer price $350,000

Occupancy floor 83%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 White Crane Dr Berlin, MD	4.0	3.0	1900	$3,200	$1.68	21d	1	0.31mi
13002 Bowline Ln #5 Ocean City, MD	4.0	3.5	2160	$3,500	$1.62	44d	1	1.21mi

HOA detail

• Monthly dues: $95 · $1,140/yr
• Likely covers: watersewertrashelectricpool

Listing history 29 events

1. 2026-05-23
   status Pending
2. 2026-05-22
   soldstatus Closed
3. 2026-05-01
   status Pending
4. 2026-04-30
   soldstatus Closed
5. 2026-02-12
   historical Active Under Contract
6. 2025-10-31
   price $350,000
7. 2025-10-18
   price $365,000
8. 2025-10-18
   status Active
9. 2025-10-07
   status Pending
10. 2025-10-01
    price $374,000
11. 2025-09-26
    status Active
12. 2025-09-02
    status Pending
13. 2025-08-16
    listed $379,500 Active
14. 2019-05-30
    soldstatus $213,000
15. 2019-05-17
    soldstatus $213,000 Closed 1575-char remark

    Show marketing remark (1575 chars)

    New Opportunity to Live the "Good Life" in West Ocean City. Situated on a Community Tidal Waterway, you will enjoy the frequenting native water fowl, variety of fish, even visiting crabs. Refreshed for resale, complete interior paint, clean, ready for immediate enjoyment. 1-Level Living: 3 Bedrooms, 2 Full Baths (Master Handicap equipped), Family Room with wood-burning fireplace and built-ins, Living Room, Formal Dining Room, Eat-In Kitchen, 3 Season Room with flex screens to 12' X 30' Water Front Deck. 2nd Owner, continually updated: appliances, windows, complete roofing down to 3/4" sheathing. Lots of extras: concrete parking pad, composite front porch with electric chair lift with remote, concrete and brick sidewalks, lawn irrigation system, workshop/storage room with extra refrigerator, concrete block foundation with vapor barrier crawl space, fire hydrant in front yard helps lower insurance costs. Real Estate Taxes @ $133/month, low HOA fee @ $78/month provides for lawn mowing, refuse service, grand Community pool, basketball court, playground, tennis court, registered boat/trailer storage, recreation center. A more Country atmosphere with primarily year-round residents, within 10 minutes of the Ocean City Beach Resort, oodles of shopping, great eateries, Municipal Airport, on public water and sewer services (not well and septic). Pre-Inspected, Owner making corrections and enhancements, includes 1-year enhanced Home Warranty. Excellent Value Well-Maintained House. Seller will pay no more than $3,000 towards Buyer's Closing Costs

16. 2019-04-09
    status Pending 1575-char remark

    Show marketing remark (1575 chars)

    New Opportunity to Live the "Good Life" in West Ocean City. Situated on a Community Tidal Waterway, you will enjoy the frequenting native water fowl, variety of fish, even visiting crabs. Refreshed for resale, complete interior paint, clean, ready for immediate enjoyment. 1-Level Living: 3 Bedrooms, 2 Full Baths (Master Handicap equipped), Family Room with wood-burning fireplace and built-ins, Living Room, Formal Dining Room, Eat-In Kitchen, 3 Season Room with flex screens to 12' X 30' Water Front Deck. 2nd Owner, continually updated: appliances, windows, complete roofing down to 3/4" sheathing. Lots of extras: concrete parking pad, composite front porch with electric chair lift with remote, concrete and brick sidewalks, lawn irrigation system, workshop/storage room with extra refrigerator, concrete block foundation with vapor barrier crawl space, fire hydrant in front yard helps lower insurance costs. Real Estate Taxes @ $133/month, low HOA fee @ $78/month provides for lawn mowing, refuse service, grand Community pool, basketball court, playground, tennis court, registered boat/trailer storage, recreation center. A more Country atmosphere with primarily year-round residents, within 10 minutes of the Ocean City Beach Resort, oodles of shopping, great eateries, Municipal Airport, on public water and sewer services (not well and septic). Pre-Inspected, Owner making corrections and enhancements, includes 1-year enhanced Home Warranty. Excellent Value Well-Maintained House. Seller will pay no more than $3,000 towards Buyer's Closing Costs

17. 2019-03-25
    price $220,000 1575-char remark

    Show marketing remark (1575 chars)

    New Opportunity to Live the "Good Life" in West Ocean City. Situated on a Community Tidal Waterway, you will enjoy the frequenting native water fowl, variety of fish, even visiting crabs. Refreshed for resale, complete interior paint, clean, ready for immediate enjoyment. 1-Level Living: 3 Bedrooms, 2 Full Baths (Master Handicap equipped), Family Room with wood-burning fireplace and built-ins, Living Room, Formal Dining Room, Eat-In Kitchen, 3 Season Room with flex screens to 12' X 30' Water Front Deck. 2nd Owner, continually updated: appliances, windows, complete roofing down to 3/4" sheathing. Lots of extras: concrete parking pad, composite front porch with electric chair lift with remote, concrete and brick sidewalks, lawn irrigation system, workshop/storage room with extra refrigerator, concrete block foundation with vapor barrier crawl space, fire hydrant in front yard helps lower insurance costs. Real Estate Taxes @ $133/month, low HOA fee @ $78/month provides for lawn mowing, refuse service, grand Community pool, basketball court, playground, tennis court, registered boat/trailer storage, recreation center. A more Country atmosphere with primarily year-round residents, within 10 minutes of the Ocean City Beach Resort, oodles of shopping, great eateries, Municipal Airport, on public water and sewer services (not well and septic). Pre-Inspected, Owner making corrections and enhancements, includes 1-year enhanced Home Warranty. Excellent Value Well-Maintained House. Seller will pay no more than $3,000 towards Buyer's Closing Costs

18. 2019-02-16
    price $230,000 1575-char remark

    Show marketing remark (1575 chars)

    New Opportunity to Live the "Good Life" in West Ocean City. Situated on a Community Tidal Waterway, you will enjoy the frequenting native water fowl, variety of fish, even visiting crabs. Refreshed for resale, complete interior paint, clean, ready for immediate enjoyment. 1-Level Living: 3 Bedrooms, 2 Full Baths (Master Handicap equipped), Family Room with wood-burning fireplace and built-ins, Living Room, Formal Dining Room, Eat-In Kitchen, 3 Season Room with flex screens to 12' X 30' Water Front Deck. 2nd Owner, continually updated: appliances, windows, complete roofing down to 3/4" sheathing. Lots of extras: concrete parking pad, composite front porch with electric chair lift with remote, concrete and brick sidewalks, lawn irrigation system, workshop/storage room with extra refrigerator, concrete block foundation with vapor barrier crawl space, fire hydrant in front yard helps lower insurance costs. Real Estate Taxes @ $133/month, low HOA fee @ $78/month provides for lawn mowing, refuse service, grand Community pool, basketball court, playground, tennis court, registered boat/trailer storage, recreation center. A more Country atmosphere with primarily year-round residents, within 10 minutes of the Ocean City Beach Resort, oodles of shopping, great eateries, Municipal Airport, on public water and sewer services (not well and septic). Pre-Inspected, Owner making corrections and enhancements, includes 1-year enhanced Home Warranty. Excellent Value Well-Maintained House. Seller will pay no more than $3,000 towards Buyer's Closing Costs

19. 2019-02-16
    status Active 1575-char remark

    Show marketing remark (1575 chars)

    New Opportunity to Live the "Good Life" in West Ocean City. Situated on a Community Tidal Waterway, you will enjoy the frequenting native water fowl, variety of fish, even visiting crabs. Refreshed for resale, complete interior paint, clean, ready for immediate enjoyment. 1-Level Living: 3 Bedrooms, 2 Full Baths (Master Handicap equipped), Family Room with wood-burning fireplace and built-ins, Living Room, Formal Dining Room, Eat-In Kitchen, 3 Season Room with flex screens to 12' X 30' Water Front Deck. 2nd Owner, continually updated: appliances, windows, complete roofing down to 3/4" sheathing. Lots of extras: concrete parking pad, composite front porch with electric chair lift with remote, concrete and brick sidewalks, lawn irrigation system, workshop/storage room with extra refrigerator, concrete block foundation with vapor barrier crawl space, fire hydrant in front yard helps lower insurance costs. Real Estate Taxes @ $133/month, low HOA fee @ $78/month provides for lawn mowing, refuse service, grand Community pool, basketball court, playground, tennis court, registered boat/trailer storage, recreation center. A more Country atmosphere with primarily year-round residents, within 10 minutes of the Ocean City Beach Resort, oodles of shopping, great eateries, Municipal Airport, on public water and sewer services (not well and septic). Pre-Inspected, Owner making corrections and enhancements, includes 1-year enhanced Home Warranty. Excellent Value Well-Maintained House. Seller will pay no more than $3,000 towards Buyer's Closing Costs

20. 2019-02-03
    status Pending 1575-char remark

    Show marketing remark (1575 chars)

    New Opportunity to Live the "Good Life" in West Ocean City. Situated on a Community Tidal Waterway, you will enjoy the frequenting native water fowl, variety of fish, even visiting crabs. Refreshed for resale, complete interior paint, clean, ready for immediate enjoyment. 1-Level Living: 3 Bedrooms, 2 Full Baths (Master Handicap equipped), Family Room with wood-burning fireplace and built-ins, Living Room, Formal Dining Room, Eat-In Kitchen, 3 Season Room with flex screens to 12' X 30' Water Front Deck. 2nd Owner, continually updated: appliances, windows, complete roofing down to 3/4" sheathing. Lots of extras: concrete parking pad, composite front porch with electric chair lift with remote, concrete and brick sidewalks, lawn irrigation system, workshop/storage room with extra refrigerator, concrete block foundation with vapor barrier crawl space, fire hydrant in front yard helps lower insurance costs. Real Estate Taxes @ $133/month, low HOA fee @ $78/month provides for lawn mowing, refuse service, grand Community pool, basketball court, playground, tennis court, registered boat/trailer storage, recreation center. A more Country atmosphere with primarily year-round residents, within 10 minutes of the Ocean City Beach Resort, oodles of shopping, great eateries, Municipal Airport, on public water and sewer services (not well and septic). Pre-Inspected, Owner making corrections and enhancements, includes 1-year enhanced Home Warranty. Excellent Value Well-Maintained House. Seller will pay no more than $3,000 towards Buyer's Closing Costs

21. 2019-01-27
    price $225,000 1575-char remark

    Show marketing remark (1575 chars)

    New Opportunity to Live the "Good Life" in West Ocean City. Situated on a Community Tidal Waterway, you will enjoy the frequenting native water fowl, variety of fish, even visiting crabs. Refreshed for resale, complete interior paint, clean, ready for immediate enjoyment. 1-Level Living: 3 Bedrooms, 2 Full Baths (Master Handicap equipped), Family Room with wood-burning fireplace and built-ins, Living Room, Formal Dining Room, Eat-In Kitchen, 3 Season Room with flex screens to 12' X 30' Water Front Deck. 2nd Owner, continually updated: appliances, windows, complete roofing down to 3/4" sheathing. Lots of extras: concrete parking pad, composite front porch with electric chair lift with remote, concrete and brick sidewalks, lawn irrigation system, workshop/storage room with extra refrigerator, concrete block foundation with vapor barrier crawl space, fire hydrant in front yard helps lower insurance costs. Real Estate Taxes @ $133/month, low HOA fee @ $78/month provides for lawn mowing, refuse service, grand Community pool, basketball court, playground, tennis court, registered boat/trailer storage, recreation center. A more Country atmosphere with primarily year-round residents, within 10 minutes of the Ocean City Beach Resort, oodles of shopping, great eateries, Municipal Airport, on public water and sewer services (not well and septic). Pre-Inspected, Owner making corrections and enhancements, includes 1-year enhanced Home Warranty. Excellent Value Well-Maintained House. Seller will pay no more than $3,000 towards Buyer's Closing Costs

22. 2018-12-16
    listed $250,000 Active 1575-char remark

    Show marketing remark (1575 chars)

    New Opportunity to Live the "Good Life" in West Ocean City. Situated on a Community Tidal Waterway, you will enjoy the frequenting native water fowl, variety of fish, even visiting crabs. Refreshed for resale, complete interior paint, clean, ready for immediate enjoyment. 1-Level Living: 3 Bedrooms, 2 Full Baths (Master Handicap equipped), Family Room with wood-burning fireplace and built-ins, Living Room, Formal Dining Room, Eat-In Kitchen, 3 Season Room with flex screens to 12' X 30' Water Front Deck. 2nd Owner, continually updated: appliances, windows, complete roofing down to 3/4" sheathing. Lots of extras: concrete parking pad, composite front porch with electric chair lift with remote, concrete and brick sidewalks, lawn irrigation system, workshop/storage room with extra refrigerator, concrete block foundation with vapor barrier crawl space, fire hydrant in front yard helps lower insurance costs. Real Estate Taxes @ $133/month, low HOA fee @ $78/month provides for lawn mowing, refuse service, grand Community pool, basketball court, playground, tennis court, registered boat/trailer storage, recreation center. A more Country atmosphere with primarily year-round residents, within 10 minutes of the Ocean City Beach Resort, oodles of shopping, great eateries, Municipal Airport, on public water and sewer services (not well and septic). Pre-Inspected, Owner making corrections and enhancements, includes 1-year enhanced Home Warranty. Excellent Value Well-Maintained House. Seller will pay no more than $3,000 towards Buyer's Closing Costs

23. 2007-03-07
    soldstatus $250,000
24. 2007-02-22
    soldstatus $250,000 400-char remark

    Show marketing remark (400 chars)

    Southwestern beauty! You must see the inside of this home to appreciate the beauty. Tile entry way, custom paint through out, crown molding, designer lighting, custom vertical blinds, and the list goes on and on. Family room features custom built- ins on each side of the wood burning fireplace with tiled hearth. Back yard features a 12x30 deck surrounded by beautiful landscaping overlooking the ca

25. 2007-02-22
    historical

    Show marketing remark (400 chars)

    Southwestern beauty! You must see the inside of this home to appreciate the beauty. Tile entry way, custom paint through out, crown molding, designer lighting, custom vertical blinds, and the list goes on and on. Family room features custom built- ins on each side of the wood burning fireplace with tiled hearth. Back yard features a 12x30 deck surrounded by beautiful landscaping overlooking the ca

26. 2007-02-06
    historical 400-char remark

    Show marketing remark (400 chars)

    Southwestern beauty! You must see the inside of this home to appreciate the beauty. Tile entry way, custom paint through out, crown molding, designer lighting, custom vertical blinds, and the list goes on and on. Family room features custom built- ins on each side of the wood burning fireplace with tiled hearth. Back yard features a 12x30 deck surrounded by beautiful landscaping overlooking the ca

27. 2006-06-30
    listed $260,000 400-char remark

    Show marketing remark (400 chars)

    Southwestern beauty! You must see the inside of this home to appreciate the beauty. Tile entry way, custom paint through out, crown molding, designer lighting, custom vertical blinds, and the list goes on and on. Family room features custom built- ins on each side of the wood burning fireplace with tiled hearth. Back yard features a 12x30 deck surrounded by beautiful landscaping overlooking the ca

28. 2006-06-24
    listed $260,000
29. 1990-07-24
    soldstatus $95,350

ⓘ 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: $2,420 · $202/mo
• Projected year-2 tax: $3,117 · $260/mo
• Expected delta: +$698/yr (+$58/mo · 28.8%)

ⓘ 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 (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥101°F today · 17 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: $41,825
• − Mortgage interest: −$19,605
• − Property taxes: −$2,420
• − Insurance: −$2,548
• − Repairs & maintenance: −$3,346
• − Management: −$3,346
• − HOA: −$1,140
• − Depreciation: −$10,182
• Taxable loss: −$762
• Est. tax savings @ 24.0%: +$183
• After-tax cash flow: $5,092/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: Worcester County Public Schools
• NCES district ID: 2400720
• Math proficiency: 30% ▼ -25.00%
• Reading proficiency: 44% ▼ -20.00%
• Median HH income: $56,748
• Composite: 32.6/100
• National rank: #5672
• State rank: #6 of 24 in MD

Livability — West Ocean City

• Score: 78/100
• State rank: #69
• US rank: #2499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Ocean City, MD
• County: Worcester County · 35,603 people
• Metro: Salisbury, MD-DE
• Population (ZIP): 24,377
• Household income: $90,082
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 551.0

Population outlook (Worcester County) Hauer SSP2

• Today (2025): 51,363 people
• By 2030: 51,191 · -0.3%
• By 2040: 50,459 · -1.8%
• By 2050: 49,451 · -3.7%
• By 2075: 48,533 · -5.5%
• By 2100: 44,223 · -13.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Worcester

• 2024 margin: Strong R (+22.0) · D 38.0% · R 60.0% · Other 2.0%
• 2008→2024 swing: -6.5pp toward R · 2008: -15.5pp · 2024: -22.0pp
• All cycles: 2024: R+22.0 2020: R+19.0 2016: R+27.9 2012: R+18.3 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.52%
• Current HPI: 292.9004
• Rent YoY: —
• Metro: Salisbury, MD-DE
• 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

+267.1% since first listed

29 events — show timeline

• 2026-05-23 Pending — BRIGHT MLS
• 2026-05-22 Sold (MLS) — BRIGHT MLS
• 2026-05-01 Pending — BRIGHT MLS
• 2026-04-30 Sold (MLS) — BRIGHT MLS
• 2026-02-12 Contingent — BRIGHT MLS
• 2025-10-31 Price Changed $350,000 BRIGHT MLS
• 2025-10-18 Price Changed $365,000 BRIGHT MLS
• 2025-10-18 Relisted — BRIGHT MLS
• 2025-10-07 Pending — BRIGHT MLS
• 2025-10-01 Price Changed $374,000 BRIGHT MLS
• 2025-09-26 Relisted — BRIGHT MLS
• 2025-09-02 Pending — BRIGHT MLS
• 2025-08-16 Listed $379,500 BRIGHT MLS
• 2019-05-30 Sold (Public Records) $213,000 Public Records
• 2019-05-17 Sold (MLS) $213,000 BRIGHT MLS
• 2019-04-09 Pending — BRIGHT MLS
• 2019-03-25 Price Changed $220,000 BRIGHT MLS
• 2019-02-16 Price Changed $230,000 BRIGHT MLS
• 2019-02-16 Relisted — BRIGHT MLS
• 2019-02-03 Pending — BRIGHT MLS
• 2019-01-27 Price Changed $225,000 BRIGHT MLS
• 2018-12-16 Listed $250,000 BRIGHT MLS
• 2007-03-07 Sold (Public Records) $250,000 Public Records
• 2007-02-22 Listing Removed — BRIGHT MLS
• 2007-02-22 Sold (MLS) $250,000 MRIS
• 2007-02-06 Delisted — MRIS
• 2006-06-30 Listed $260,000 MRIS
• 2006-06-24 Listed $260,000 BRIGHT MLS
• 1990-07-24 Sold (Public Records) $95,350 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,420 · +4.7% YoY. Source: county tax records.