311 Choptank Ave · Easton, MD 21601

$350,000

3 bd · 2.0 ba · 1,580 sqft · SingleFamily public records · 35 Days on market

Built 1985 10,019 sqft lot $222/sqft · at area comps Est $334k · at est.

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Why this score? — see what drove the D 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 +16.4/30.0
• ARV discount +5.3/15.0
• DSCR +5.1/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom, 2 bath rancher in very good condition with a separate den and a separate utility room, 24 hour notice because of pets please.

Key facts

• Near downtown easton
• Large picture window
• One level living

Tags

• ONE LEVEL LIVING
• NEAR DOWNTOWN EASTON
• EASY ACCESS TO ROUTE 50
• SPACIOUS LIVING ROOM
• LARGE PICTURE WINDOW
• OPEN KITCHEN AND DINING AREA

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric utilities
• Home design: Detached property; Fee simple ownership; Average condition; Above-grade finished living area per assessor
• Construction: Vinyl siding; Fiberglass roof; Crawl space foundation; Built year per assessor
• Exterior features: Lot dimensions approximately 80.00 x (per assessor)

Interior

• Kitchen: Dishwasher; Electric oven/range; Range hood; Refrigerator; Stove
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump heating; Central air conditioning (electric); Electric hot water
• Interior features: Combination kitchen and dining area; Window treatments
• Laundry & utility: Dryer; Main-level laundry

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $197 ($2k/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 $297k (15.2% below list).
• Recommended offer: $297k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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-, schools D, crime D.
• 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.
• Market conditions: 207 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 43% 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 $10k 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask is 17849% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $218k; list at $350k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% 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 $296,636 (15.2% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.85% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

• ARV (median comp): $333,983
• List price: $350,000
• Delta: 4.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Choptank Ave	0.05mi	3/2.0	1,568 (-1%)	5mo	$320,000	$204	93
29510 Hawkes Hill Rd	0.27mi	4/1.0 (+1)	1,612 (+2%)	0mo	$340,000	$211	75
207 Tred Avon	0.26mi	3/2.0	1,432 (-9%)	1mo	$305,000	$213	72
30 Kelley Gibson St	0.52mi	3/2.5	1,580 (0%)	4mo	$241,900	$153	70
203 E Earle Ave	0.50mi	3/2.5	1,694 (+7%)	4mo	$460,000	$272	59
202 S Aurora St	0.48mi	3/1.5	1,728 (+9%)	2mo	$199,000	$115	58
414 S Aurora St	0.41mi	3/2.0	1,812 (+15%)	6mo	$504,000	$278	52
103 Parris Ln	0.74mi	3/2.0	1,716 (+9%)	1mo	$397,500	$232	50
601 Goldsborough St	0.67mi	3/1.5	1,472 (-7%)	8mo	$132,500	$90	48
619 S Washington St	0.73mi	3/2.0	1,740 (+10%)	2mo	$456,000	$262	48
125 S Higgins St	0.49mi	2/2.0 (-1)	1,368 (-13%)	3mo	$245,000	$179	47
625 Goldsborough St	0.67mi	3/2.5	1,704 (+8%)	9mo	$369,000	$217	46

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-44,311
• Equity at exit: $52,186

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-22,954
• 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 21601

• Home prices YoY: -31.0%
• Active inventory: 207
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,966 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$165 /mo · $1,986/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $197

Break-even live

Break-even rent $2,717

Max offer price $350,000

Occupancy floor 88%

Sensitivity live

Price	-10% $395	-5% $296	+0% $197	+5% $98	+10% $-1
Rent	-10% $-38	-5% $79	+0% $197	+5% $314	+10% $431
Rate	-1.0pp $373	-0.5pp $286	base $197	+0.5pp $106	+1.0pp $14

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Tred Avon Ave Unit NA Easton, MD	4.0	2.0	1514	$3,000	$1.98	44d	1	0.24mi
532 Trippe Ave Easton, MD	3.0	2.0	1995	$3,900	$1.95	44d	1	0.68mi
607 North St Easton, MD	3.0	2.5	1650	$3,100	$1.88	44d	1	0.69mi
8337 Elliott Rd Easton, MD	2.0–3.0	2.0	1084	$2,445	$2.26	5d	6	0.85mi
8460 Colony Cir Easton, MD	4.0	2.5	2060	$3,000	$1.46	44d	1	1.22mi
28525 Augusta Ct Easton, MD	2.0	2.0	1706	$2,800	$1.64	44d	1	1.40mi

Listing history 21 events

1. 2026-06-19
   days on market $350,000 Active 35 DOM
2. 2026-06-18
   days on market $350,000 Active 34 DOM
3. 2026-06-17
   days on market $350,000 Active 33 DOM
4. 2026-06-16
   days on market $350,000 Active 32 DOM
5. 2026-06-15
   days on market $350,000 Active 31 DOM
6. 2026-06-14
   days on market $350,000 Active 29 DOM
7. 2026-06-12
   days on market $350,000 Active 28 DOM
8. 2026-06-09
   days on market $350,000 Active 25 DOM
9. 2026-06-08
   days on market $350,000 Active 24 DOM
10. 2026-06-07
    days on market $350,000 Active 23 DOM
11. 2026-06-03
    days on market $350,000 Active 20 DOM
12. 2026-06-02
    days on market $350,000 Active 19 DOM
13. 2026-06-01
    days on market $350,000 Active 18 DOM
14. 2026-05-31
    days on market $350,000 Active 17 DOM
15. 2026-05-30
    days on market $350,000 Active 16 DOM
16. 2026-05-14
    listed $350,000 Active 1084-char remark
17. 2005-07-01
    soldstatus $218,000 140-char remark

    Show marketing remark (140 chars)

    Three bedroom, 2 bath rancher in very good condition with a separate den and a separate utility room, 24 hour notice because of pets please.

18. 2005-06-30
    soldstatus $218,000
19. 2005-06-07
    historical 140-char remark

    Show marketing remark (140 chars)

    Three bedroom, 2 bath rancher in very good condition with a separate den and a separate utility room, 24 hour notice because of pets please.

20. 2005-04-20
    listed $225,000 140-char remark

    Show marketing remark (140 chars)

    Three bedroom, 2 bath rancher in very good condition with a separate den and a separate utility room, 24 hour notice because of pets please.

21. 1985-08-01
    soldstatus $71,500

ⓘ 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: $1,986 · $165/mo
• Projected year-2 tax: $2,900 · $242/mo
• Expected delta: +$915/yr (+$76/mo · 46.1%)

ⓘ 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 ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $35,596
• − Mortgage interest: −$19,605
• − Property taxes: −$1,986
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,848
• − Management: −$2,848
• − Depreciation: −$10,182
• Taxable loss: −$3,622
• Est. tax savings @ 24.0%: +$869
• After-tax cash flow: $3,229/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

-97.3% since first listed

9 events — show timeline

• 2026-06-16 Listed for Rent $1,950 TURBOTENANT
• 2026-06-05 Relisted — BRIGHT MLS
• 2026-06-04 Listing Removed — BRIGHT MLS
• 2026-05-14 Listed $350,000 BRIGHT MLS
• 2005-07-01 Sold (MLS) $218,000 MRIS
• 2005-06-30 Sold (Public Records) $218,000 Public Records
• 2005-06-07 Delisted — MRIS
• 2005-04-20 Listed $225,000 MRIS
• 1985-08-01 Sold (Public Records) $71,500 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,986 · +16.5% YoY. Source: county tax records.