8 Conley Ct · North East, MD 21921

$76,000

2 bd · 1.0 ba · 696 sqft · SingleFamily · 30 Days on market

Built 2026 Poor condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +3.1/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

2 Bedroom 1 Bath Single Wide to be placed on 8 Conley. Lot Rent is $700 a month and includes trash and snow removal.

Key facts

• Built 2026
• Listed 29 days

Property features AI

Finance

• Financial info: Ground rent $700 per month; Annual ground rent noted in income/expense list

Exterior

• Parking: On-street parking
• Utilities: Community water; On-site septic; Electric service for heating, cooling, and hot water
• Home design: Manufactured home (single wide); Champion single-wide model approximately 13 ft by 52 ft; Construction not completed; Property listed in excellent condition
• Construction: Vinyl siding; Asphalt roof; Above-grade structure
• Exterior features: Blacktop road access; Not in a federal flood zone; Ground rent exists (paid monthly)

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Heat pump heating with electric backup; Cooling via heat pump (electric); Electric hot water
• Interior features: Not furnished; Living area is an estimated measurement; No basement
• Laundry & utility: Laundry located on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $75k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.6% 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; solid renter incomes; 563 units permitted in Cecil County in 2024 (330 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $525 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Recommended offer $74,860 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
6. 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.
7. 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: 2.07% ✓
• Cap rate: 17.62%
• Cash-on-cash: 40.46%
• DSCR: 2.80
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.32% rent growth · sell at horizon

5-year hold

• IRR: 36.1%
• Equity multiple: 2.52×
• Total profit: $32,337
• Equity at exit: $11,332

10-year hold

• IRR: 42.5%
• Equity multiple: 4.89×
• Total profit: $82,771
• Equity at exit: $6,571

Cash invested: $21,280 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,573 medium
• Mortgage (P&I): −$399
• Tax est. 1.5%: −$95 /mo · $1,140/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $717

Break-even live

Break-even rent $665

Max offer price $76,000

Occupancy floor 49%

Sensitivity live

Price	-10% $770	-5% $744	+0% $717	+5% $691	+10% $665
Rent	-10% $593	-5% $655	+0% $717	+5% $780	+10% $842
Rate	-1.0pp $756	-0.5pp $737	base $717	+0.5pp $698	+1.0pp $678

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $76,000 Coming Soon 30 DOM
2. 2026-06-18
   days on market $76,000 Coming Soon 27 DOM
3. 2026-06-17
   days on market $76,000 Coming Soon 26 DOM
4. 2026-06-16
   days on market $76,000 Coming Soon 25 DOM
5. 2026-06-15
   days on market $76,000 Coming Soon 24 DOM
6. 2026-06-13
   days on market $76,000 Coming Soon 22 DOM
7. 2026-06-09
   days on market $76,000 Coming Soon 18 DOM
8. 2026-06-08
   days on market $76,000 Coming Soon 17 DOM
9. 2026-06-07
   days on market $76,000 Coming Soon 16 DOM
10. 2026-06-04
    days on market $76,000 Coming Soon 13 DOM
11. 2026-06-03
    days on market $76,000 Coming Soon 12 DOM
12. 2026-06-02
    days on market $76,000 Coming Soon 11 DOM
13. 2026-06-01
    days on market $76,000 Coming Soon 10 DOM
14. 2026-05-31
    days on market $76,000 Coming Soon 9 DOM
15. 2026-05-22
    historical $76,000

ⓘ 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: $18,877
• − Mortgage interest: −$4,257
• − Property taxes: −$1,140
• − Insurance: −$380
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$2,211
• Taxable income: $7,868
• Est. tax owed @ 24.0%: −$1,888
• After-tax cash flow: $6,722/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 · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs across all systems and areas, significantly impacting its value. Immediate updates to the interior, exterior, and HVAC system are crucial for increasing its resale and rental value.

Repairs flagged

• Major Kitchen — No photos of kitchen
• Major Bathroom — No photos of bathroom
• Major Roof — No photos of roof
• Major Exterior — No photos of exterior
• Major Flooring — No photos of flooring
• Major Interior walls/paint — No photos of interior walls/paint
• Major Windows — No photos of windows
• Major Foundation/structure — No photos of foundation/structure
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major Landscaping/curb appeal — No photos of landscaping/curb appeal

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace flooring — New flooring improves comfort and appearance
• Both Install new windows — New windows improve energy efficiency and curb appeal
• Both Replace HVAC system — A new HVAC system ensures comfort and energy efficiency
• Both Landscaping and curb appeal — A well-maintained yard enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · No photos of kitchen	Major	$15,000–50,000
Bathroom · No photos of bathroom	Major	$15,000–50,000
Roof · No photos of roof	Major	$15,000–50,000
Exterior · No photos of exterior	Major	$15,000–50,000
Flooring · No photos of flooring	Major	$15,000–50,000
Interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
Windows · No photos of windows	Major	$15,000–50,000
Foundation/structure · No photos of foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
Landscaping/curb appeal · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace flooring — New flooring improves comfort and appearance ↑
• Both Install new windows — New windows improve energy efficiency and curb appeal ↑
• Both Replace HVAC system — A new HVAC system ensures comfort and energy efficiency ↑
• Both Landscaping and curb appeal — A well-maintained yard enhances curb appeal and property value ↑

ⓘ 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

• 2026-05-22 Coming Soon $76,000 BRIGHT MLS