32998 Forest Knoll Dr · Sharptown, MD 19956

$314,000

3 bd · 3.0 ba · 1,301 sqft · SingleFamily public records · 19 Days on market

Built 2018 1.00 ac lot $241/sqft · 10% below area Est $348k · 10% under

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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).

• ARV discount +11.9/15.0
• Appreciation +10.0/10.0
• Cash flow +6.7/30.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +0.9/10.0
• 1% rule +0.5/10.0

Listing remarks MLS

New Construction in Forest Knoll Estate. This 1,312 sq ft home offers 3 bedrooms and 2 baths all situated on a large cleared lot. Home includes kitchen appliances along with a breakfast bar, vaulted ceilings in living room, large front porch and large master suite with full bath and walk in closet. Home comes with a 1 year builders warranty. Home can be completed within 90-120 days.

Key facts

• 1 acre lot
• Built 2018
• Listed 19 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Well water; Sewer: gravity septic field and low pressure pipe (LPP)
• Home design: Detached property; Above-grade finished living space per assessor
• Construction: Stick built with vinyl siding; Block foundation with crawl space; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone; Tidal water: none

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: Heat pump heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: No basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $314k.

Deal economics

• At list price, monthly cash flow is $-503 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (28.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (45.1% below list).
• Recommended offer: $172k (45.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#336 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Laurel School District (suburban): math 15% / reading 27% proficiency, ranked #25 of 26 in DE (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: North Laurel Early Learning Academy (254 students, 0% FRL); Laurel Middle School (math 19% / reading 31%, grade F, #22 of 36 statewide, top 63%, 473 students, 0% FRL); Laurel Senior High School (math 12% / reading 27%, grade F, #32 of 40 statewide, top 85%, 747 students, 0% FRL) — zoned schools average 0% FRL vs 58% district-wide (58 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Sussex County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $184k; list at $314k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $172,329 (45.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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 F 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: 0.55% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.86%
• DSCR: 0.69
• GRM: 15.2

CMA / ARV

• ARV (median comp): $348,403
• List price: $314,000
• Delta: -9.87%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33016 Forest Knoll Dr	0.05mi	3/2.0	1,350 (+4%)	2mo	$418,000	$310	86

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.58×
• Total profit: $138,818
• Equity at exit: $282,876

10-year hold

• IRR: 17.8%
• Equity multiple: 5.93×
• Total profit: $433,665
• Equity at exit: $610,033

Cash invested: $87,920 (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 19956

• Home prices YoY: 10.5%
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $1,723 medium
• Mortgage (P&I): −$1,647
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-503

Break-even live

Break-even rent $2,360

Max offer price $225,152

Occupancy floor —

Sensitivity live

Price	-10% $-325	-5% $-414	+0% $-503	+5% $-592	+10% $-681
Rent	-10% $-639	-5% $-571	+0% $-503	+5% $-435	+10% $-367
Rate	-1.0pp $-345	-0.5pp $-423	base $-503	+0.5pp $-584	+1.0pp $-667

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: $78,500
• Closing costs: $9,420
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $314,000 Active 19 DOM
2. 2026-06-18
   days on market $314,000 Active 16 DOM
3. 2026-06-17
   price $314,000 Active 15 DOM
4. 2026-06-17
   days on market $319,000 Active 15 DOM
5. 2026-06-16
   days on market $319,000 Active 14 DOM
6. 2026-06-15
   days on market $319,000 Active 13 DOM
7. 2026-06-14
   days on market $319,000 Active 11 DOM
8. 2026-06-13
   days on market $319,000 Active 10 DOM
9. 2026-06-10
   remarks 670-char remark
10. 2026-06-10
    pricestatusdays on market $319,000 Active 8 DOM
11. 2026-05-13
    status Pending 579-char remark
12. 2026-05-06
    listed $323,000 Active 579-char remark
13. 2026-05-06
    historical
14. 2026-04-27
    price $325,000
15. 2026-03-31
    listed $335,000 Active
16. 2019-05-03
    soldstatus $183,900 Closed

    Show marketing remark (385 chars)

    New Construction in Forest Knoll Estate. This 1,312 sq ft home offers 3 bedrooms and 2 baths all situated on a large cleared lot. Home includes kitchen appliances along with a breakfast bar, vaulted ceilings in living room, large front porch and large master suite with full bath and walk in closet. Home comes with a 1 year builders warranty. Home can be completed within 90-120 days.

17. 2019-04-02
    status Pending

    Show marketing remark (385 chars)

    New Construction in Forest Knoll Estate. This 1,312 sq ft home offers 3 bedrooms and 2 baths all situated on a large cleared lot. Home includes kitchen appliances along with a breakfast bar, vaulted ceilings in living room, large front porch and large master suite with full bath and walk in closet. Home comes with a 1 year builders warranty. Home can be completed within 90-120 days.

18. 2018-05-16
    listed $184,900 Active

    Show marketing remark (385 chars)

    New Construction in Forest Knoll Estate. This 1,312 sq ft home offers 3 bedrooms and 2 baths all situated on a large cleared lot. Home includes kitchen appliances along with a breakfast bar, vaulted ceilings in living room, large front porch and large master suite with full bath and walk in closet. Home comes with a 1 year builders warranty. Home can be completed within 90-120 days.

ⓘ 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: $1,042 · $87/mo
• Projected year-2 tax: $2,232 · $186/mo
• Expected delta: +$1,190/yr (+$99/mo · 114.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,679
• − Mortgage interest: −$17,589
• − Property taxes: −$1,042
• − Insurance: −$1,570
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$9,135
• Taxable loss: −$11,965
• Est. tax savings @ 24.0%: +$2,872
• After-tax cash flow: $-3,164/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: Laurel School District
• NCES district ID: 1000810
• Math proficiency: 15% ▼ -22.00%
• Reading proficiency: 27% ▼ -19.00%
• Median HH income: $47,135
• Composite: 18.42/100
• National rank: #8933
• State rank: #25 of 26 in DE

Livability — Sharptown

• Score: 61/100
• State rank: #336
• US rank: #17897

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,274

Population outlook (Sussex County) Hauer SSP2

• Today (2025): 248,853 people
• By 2030: 264,464 · +6.3%
• By 2040: 290,980 · +16.9%
• By 2050: 311,259 · +25.1%
• By 2075: 352,488 · +41.6%
• By 2100: 367,406 · +47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 16% Hispanic / Latino 14% Two or more races 8%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Russian 2% Italian 1% Hispanic 1%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Spanish 12% French/Haitian/Cajun 1%

Political lean MEDSL · Sussex

• 2024 margin: R (+11.0) · D 43.9% · R 54.9% · Other 1.2%
• 2008→2024 swing: -2.4pp toward R · 2008: -8.6pp · 2024: -11.0pp
• All cycles: 2024: R+11.0 2020: R+11.2 2016: R+22.0 2012: R+13.0 2008: R+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.72%
• Current HPI: 301.6055
• 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

+69.8% since first listed

11 events — show timeline

• 2026-06-17 Price Changed $314,000 BRIGHT MLS
• 2026-06-09 Price Changed $319,000 BRIGHT MLS
• 2026-06-09 Relisted — BRIGHT MLS
• 2026-05-13 Pending — BRIGHT MLS
• 2026-05-06 Listing Removed — BRIGHT MLS
• 2026-05-06 Listed $323,000 BRIGHT MLS
• 2026-04-27 Price Changed $325,000 BRIGHT MLS
• 2026-03-31 Listed $335,000 BRIGHT MLS
• 2019-05-03 Sold (MLS) $183,900 BRIGHT MLS
• 2019-04-02 Pending — BRIGHT MLS
• 2018-05-16 Listed $184,900 BRIGHT MLS

Property tax history

+5.4%/yr

Latest (2025): $1,042 · +29.9% YoY. Source: county tax records.