226 Woods Way · North East, MD 21921

$159,900

3 bd · 2.0 ba · 1,336 sqft · SingleFamily · 9 Days on market

Built 1998 Good condition Est $208k · 23% 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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +3.1/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and recently updated! Situated in the sought-after community of Cecil Woods, 3-bedroom, 2 full bath manufactured rancher ("Sassafras" model) offering numerous recent updates and located with close proximity to Rt 40, I-95, Harford County and the shops and restaurants of the quaint and historical town of North East, Maryland. As you enter you will be greeted with vaulted ceilings and beautiful, recently added LVP flooring throughout. Main level highlights include a recently updated kitchen featuring new stainless steel appliances, farmhouse sink, butcherblock countertops, updated lighting, 2 pantry's and a peninsula with seating. Additional details include a living ro

Key facts

• 3-season sunroom
• Farmhouse sink
• Updated lighting

Tags

• RECENTLY UPDATED KITCHEN
• NEW STAINLESS STEEL APPLIANCES
• FARMHOUSE SINK
• BUTCHERBLOCK COUNTERTOPS
• UPDATED LIGHTING
• 3-SEASON SUNROOM

Property features AI

Finance

• Other: Property manager present; Not in a federal flood zone; Pets allowed with limits (cats and dogs allowed); Directions: From Elkton, head west on Rt 40/E Pulaski Hwy, turn right into Cecil Woods. At stop sign turn left onto Woods Way; home is on the left.
• Financial info: Ground rent exists and is paid monthly
• HOA & community: Association amenities include club house, exercise room, game/billiard room, library, meeting/party rooms, jog/walk path, common grounds; Association fee includes common area maintenance, sewer, trash, and snow removal

Exterior

• Parking: Paved driveway; Driveway parking with 2 spaces; 2 total garage/parking spaces
• Utilities: Public water; Public sewer; Electric hot water; 200+ amp electrical service with circuit breakers; Cable/internet available (Cable TV); Municipal trash not provided
• Home design: Manufactured double wide; Estimated year built; Senior community (55+); Ground rent ownership; Private paved road
• Construction: Vinyl siding; Architectural shingle roof; Crawl space and slab foundation; Above-grade structure
• Exterior features: Exterior lighting; Sidewalks and street lights; Shed; Backs to trees; Ramp to main level

Interior

• Kitchen: Built-in microwave; Dishwasher; Oven/Range - Electric; Refrigerator; Icemaker; Stainless steel appliances; Exhaust fan
• Bedrooms: 3 bedrooms on the main level
• Flooring: Luxury vinyl plank; Luxury vinyl tile
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: Heat pump with gas backup; Central air; Ceiling fans; Electric heating fuel; Propane (metered) fuel
• Interior features: Tub/shower and walk-in shower; Ceiling fans; Chair railings and wainscoting; Open floor plan with dining area; Entry-level bedroom; Pantry; Master bath; Skylights; Upgraded countertops; Walk-in closet(s); Vaulted ceilings; Storm door(s)
• Laundry & utility: Washer and dryer in unit (stacked) on main floor; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 10.8% vs local median 3.2% in North East — 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 70/100 on livability (#164 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D+, schools D-, crime D-.
• 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: Rents rising (+2.3%/yr); 207 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 563 units permitted in Cecil County in 2024 (330 in 5+ unit buildings).
• This rent runs 30% of the median local income ($86k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $159,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.35% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.01%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $208,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Raven Ct	0.10mi	3/2.0	1,336 (0%)	1mo	$120,000	$90	94
167 Woods Way	0.11mi	3/2.0	1,344 (+1%)	1mo	$145,000	$108	93
10 Woods Way	0.10mi	2/2.0 (-1)	1,344 (+1%)	10mo	$127,000	$94	81
123 Woods Way	0.21mi	2/2.0 (-1)	1,384 (+4%)	0mo	$185,000	$134	79
12 Tern Ct	0.15mi	2/2.0 (-1)	1,384 (+4%)	7mo	$130,000	$94	76
38 Spruance Ct	0.18mi	3/2.0	1,474 (+10%)	19mo	$230,000	$156	58
43 Tilia Dr	0.46mi	3/2.5	1,460 (+9%)	17mo	$333,000	$228	47
656 Mechanics Valley Rd	0.38mi	3/1.5	1,196 (-10%)	21mo	$260,000	$217	45
546 Mechanics Valley Rd	0.42mi	3/1.5	1,512 (+13%)	14mo	$240,000	$159	45
9 Tilia Dr	0.60mi	3/2.0	1,460 (+9%)	15mo	$353,400	$242	44
592 Mechanics Valley Rd	0.40mi	3/1.0	1,152 (-14%)	13mo	$280,000	$243	44
7 May St	0.73mi	2/1.5 (-1)	1,440 (+8%)	20mo	$155,000	$108	29

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.24×
• Total profit: $10,699
• Equity at exit: $23,842

10-year hold

• IRR: 15.0%
• Equity multiple: 2.17×
• Total profit: $52,506
• Equity at exit: $13,825

Cash invested: $44,772 (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 21921

• Rents YoY: 2.3%
• Active inventory: 207
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,155 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $597

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 67%

Sensitivity live

Price	-10% $708	-5% $653	+0% $597	+5% $542	+10% $487
Rent	-10% $427	-5% $512	+0% $597	+5% $682	+10% $768
Rate	-1.0pp $678	-0.5pp $638	base $597	+0.5pp $556	+1.0pp $514

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Cypress Dr North East, MD	3.0	1.5	1540	$2,000	$1.30	3d	1	1.09mi
30 Sycamore Dr North East, MD	2.0	1.5	1188	$1,750	$1.47	18d	1	1.16mi

Listing history 7 events

1. 2026-06-21
   days on market $159,900 Active 9 DOM
2. 2026-06-18
   days on market $159,900 Active 6 DOM
3. 2026-06-17
   days on market $159,900 Active 5 DOM
4. 2026-06-16
   days on market $159,900 Active 4 DOM
5. 2026-06-15
   days on market $159,900 Active 3 DOM
6. 2026-06-13
   remarks 689-char remark
7. 2026-06-13
   listed $159,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,858
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − Depreciation: −$4,652
• Taxable income: $4,914
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $5,988/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.

Condition & rehab AI · 5 photos

Good 75/100 Cosmetic rehab

This move-in ready home is in good condition with recent updates and is located in a sought-after community. It has a good condition score of 75 and requires minimal repairs and maintenance.

Value-add opportunities

• Both paint interior walls — Neutral paint can be updated to enhance curb appeal and interior aesthetics
• Both install new light fixtures — New light fixtures can improve the home's curb appeal and interior aesthetics
• Both replace ceiling fans — New ceiling fans can improve the home's curb appeal and interior aesthetics
• Both install new flooring in bathrooms — New flooring can improve the home's curb appeal and interior aesthetics
• Both install new countertops in bathrooms — New countertops can improve the home's curb appeal and interior aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both paint interior walls — Neutral paint can be updated to enhance curb appeal and interior aesthetics ↑
• Both install new light fixtures — New light fixtures can improve the home's curb appeal and interior aesthetics ↑
• Both replace ceiling fans — New ceiling fans can improve the home's curb appeal and interior aesthetics ↑
• Both install new flooring in bathrooms — New flooring can improve the home's curb appeal and interior aesthetics ↑
• Both install new countertops in bathrooms — New countertops can improve the home's curb appeal and interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — North East

• Score: 70/100
• State rank: #164
• US rank: #7366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cecil County · 65,041 people
• City population: 19,514
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 45,527
• Household income: $85,775
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 1438.0

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 (76%)
• Race & ethnicity: White 76% Black 9% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▼ -192.67%
• Current HPI: 253.7641
• Rent YoY: ▲ 2.32%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-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

1 event — show timeline

• 2026-06-12 Listed $159,900 BRIGHT MLS