316 S Haven Ave · Salisbury, MD 21804

$195,000

3 bd · 1.0 ba · 1,212 sqft · SingleFamily public records · 81 Days on market

Built 1954 5,115 sqft lot $161/sqft · at area comps Est $194k · at est.

---

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 +16.3/30.0
• ARV discount +7.3/15.0
• DSCR +5.1/10.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this adorable Cape Cod home in Salisbury! The home features 2 bedrooms on the entry level and a full bath. There is also a cozy living room with a pellet stove. There is an eat in kitchen with a new refrigerator. Upstairs features another large bedroom and area for a play room or office. Outside has a covered back porch, fenced in yard and large shed/work room with electricity. Sellers are in the process of removing the tree and debris. Home is being sold as-is.

Key facts

• 5,115 sq ft lot
• Built 1954
• Listed 81 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $164k (16.1% below list).
• Recommended offer: $164k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.8% in Salisbury — 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 60/100 on livability (#351 in MD) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: crime F, amenities F, commute F.
• Wicomico County Public Schools (urban): math 16% / reading 26% proficiency, ranked #19 of 24 in MD (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Prince Street School (math 5% / reading 8%, grade F, #740 of 860 statewide, top 87%, 854 students, 64% FRL); Bennett Middle (math 13% / reading 29%, grade F, #134 of 225 statewide, top 62%, 906 students, 48% FRL); James M. Bennett High (math 55% / reading 66%, grade C+, #71 of 222 statewide, top 32%, 1,343 students, 44% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising (+3.8%/yr); 201 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 278 units permitted in Wicomico County in 2024 (44 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Wicomico County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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 $161k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $163,548 (16.1% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

• ARV (median comp): $194,192
• List price: $195,000
• Delta: 0.42%
• 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
312 S Haven Ave	0.02mi	3/1.0	1,212 (0%)	1mo	$197,000	$163	98
716 Edgar Dr	0.32mi	3/1.0	1,288 (+6%)	5mo	$239,900	$186	70
316 Pryor Ave	0.07mi	3/2.0	1,350 (+11%)	6mo	$275,000	$204	69
703 Madison St	0.43mi	4/1.5 (+1)	1,176 (-3%)	4mo	$249,500	$212	64
912 Hanover St	0.61mi	2/1.0 (-1)	1,194 (-2%)	2mo	$184,000	$154	63
902 Hanson St	0.57mi	4/2.0 (+1)	1,260 (+4%)	4mo	$233,000	$185	55
505 E College Ave	0.34mi	4/2.0 (+1)	1,344 (+11%)	5mo	$220,000	$164	53
305 Prince St	0.43mi	3/1.5	1,061 (-12%)	6mo	$215,000	$203	52
406 Grove Pl	0.35mi	4/2.0 (+1)	1,350 (+11%)	6mo	$141,000	$104	51
221 North Blvd	0.64mi	4/2.0 (+1)	1,268 (+5%)	6mo	$220,000	$174	49
213 Lloyd St	0.57mi	4/2.0 (+1)	1,330 (+10%)	2mo	$252,500	$190	46
232 Ohio Ave	0.72mi	3/1.5	1,068 (-12%)	7mo	$230,000	$215	39

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 · 3.78% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-23,458
• Equity at exit: $29,075

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-6,429
• Equity at exit: $16,860

Cash invested: $54,600 (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 21804

• Home prices YoY: -26.7%
• Rents YoY: 3.8%
• Active inventory: 201
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,635 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$79 /mo · $954/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $109

Break-even live

Break-even rent $1,498

Max offer price $195,000

Occupancy floor 88%

Sensitivity live

Price	-10% $219	-5% $164	+0% $109	+5% $54	+10% $-2
Rent	-10% $-20	-5% $44	+0% $109	+5% $173	+10% $238
Rate	-1.0pp $207	-0.5pp $158	base $109	+0.5pp $58	+1.0pp $7

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Princeton Ave Salisbury, MD	4.0	1.0	1023	$1,500	$1.47	45d	1	0.08mi
1008 Adams Ave Unit 11D Salisbury, MD	2.0	1.0	918	$1,250	$1.36	23d	1	0.12mi
1022 Adams Ave Unit 1D Salisbury, MD	2.0	1.0	918	$1,400	$1.53	45d	1	0.14mi
1014 Cecil St Salisbury, MD	3.0	1.0	1023	$1,500	$1.47	45d	1	0.17mi
306 Carrollton Ave Salisbury, MD	4.0	1.0	1163	$1,700	$1.46	45d	1	0.19mi
1027 Adams Ave Ste A Salisbury, MD	2.0	1.0–2.0	576	$1,425	$2.47	15d	13	0.20mi
504 Juniper St Salisbury, MD	3.0	1.0	960	$1,595	$1.66	23d	1	0.25mi
719 Shiloh St Unit 1 Salisbury, MD	3.0	1.0	1152	$1,625	$1.41	15d	1	0.32mi
1017 Tyler Ave Salisbury, MD	2.0	1.0	1024	$1,650	$1.61	23d	1	0.33mi
146 Onley Rd Salisbury, MD	3.0	1.0	960	$1,550	$1.61	45d	1	0.54mi
101 Cedar Xing Salisbury, MD	4.0	2.0–4.0	965	$1,375	$1.42	15d	9	0.58mi
231 Newton St Unit A Salisbury, MD	3.0	1.0	1000	$1,595	$1.59	45d	1	0.85mi
231 Newton St Unit B Salisbury, MD	2.0	1.0	736	$1,400	$1.90	45d	1	0.85mi
826 S Schumaker Dr Salisbury, MD	1.0–3.0	1.0–2.5	1022	$1,876	$1.84	15d	5	0.87mi
1000 Marley Manor Dr Salisbury, MD	2.0–3.0	2.0	1225	$2,076	$1.69	15d	20	0.93mi
304 Glen Ave Salisbury, MD	1.0–2.0	1.0	675	$1,300	$1.93	45d	4	1.01mi
1405 Bantry Ln Salisbury, MD	2.0	2.0	986	$1,800	$1.83	23d	1	1.03mi
518 Alabama Ave Salisbury, MD	1.0–3.0	1.0–2.5	1028	$1,784	$1.73	15d	14	1.12mi
218 W Main St Unit 401 Salisbury, MD	2.0	1.0	1060	$1,695	$1.60	45d	1	1.12mi
550 Riverside Dr Salisbury, MD	3.0	2.0	1250	$1,975	$1.58	45d	1	1.13mi
529 E William St Salisbury, MD	3.0	1.0	1057	$1,495	$1.41	23d	1	1.17mi
308 N Division St #12 Salisbury, MD	2.0	1.0	990	$1,295	$1.31	45d	1	1.31mi
255 Canal Park Dr Apt C Salisbury, MD	4.0	2.0	1250	$1,600	$1.28	45d	1	1.36mi

Listing history 32 events

1. 2026-06-21
   days on market $195,000 Active 81 DOM
2. 2026-06-18
   days on market $195,000 Active 78 DOM
3. 2026-06-17
   days on market $195,000 Active 77 DOM
4. 2026-06-16
   days on market $195,000 Active 76 DOM
5. 2026-06-15
   days on market $195,000 Active 75 DOM
6. 2026-06-14
   days on market $195,000 Active 73 DOM
7. 2026-06-13
   days on market $195,000 Active 72 DOM
8. 2026-06-10
   days on market $195,000 Active 70 DOM
9. 2026-06-09
   days on market $195,000 Active 69 DOM
10. 2026-06-08
    days on market $195,000 Active 68 DOM
11. 2026-06-07
    days on market $195,000 Active 67 DOM
12. 2026-06-03
    days on market $195,000 Active 63 DOM
13. 2026-06-02
    days on market $195,000 Active 62 DOM
14. 2026-06-01
    days on market $195,000 Active 61 DOM
15. 2026-05-31
    days on market $195,000 Active 60 DOM
16. 2026-05-30
    days on market $195,000 Active 59 DOM
17. 2026-04-17
    price $195,000 475-char remark

    Show marketing remark (475 chars)

    Come see this adorable Cape Cod home in Salisbury! The home features 2 bedrooms on the entry level and a full bath. There is also a cozy living room with a pellet stove. There is an eat in kitchen with a new refrigerator. Upstairs features another large bedroom and area for a play room or office. Outside has a covered back porch, fenced in yard and large shed/work room with electricity. Sellers are in the process of removing the tree and debris. Home is being sold as-is.

18. 2026-04-02
    listed $199,999 Active 475-char remark

    Show marketing remark (475 chars)

    Come see this adorable Cape Cod home in Salisbury! The home features 2 bedrooms on the entry level and a full bath. There is also a cozy living room with a pellet stove. There is an eat in kitchen with a new refrigerator. Upstairs features another large bedroom and area for a play room or office. Outside has a covered back porch, fenced in yard and large shed/work room with electricity. Sellers are in the process of removing the tree and debris. Home is being sold as-is.

19. 2026-02-10
    price $199,999 475-char remark

    Show marketing remark (475 chars)

    Come see this adorable Cape Cod home in Salisbury! The home features 2 bedrooms on the entry level and a full bath. There is also a cozy living room with a pellet stove. There is an eat in kitchen with a new refrigerator. Upstairs features another large bedroom and area for a play room or office. Outside has a covered back porch, fenced in yard and large shed/work room with electricity. Sellers are in the process of removing the tree and debris. Home is being sold as-is.

20. 2026-02-03
    historical $189,999 475-char remark

    Show marketing remark (475 chars)

    Come see this adorable Cape Cod home in Salisbury! The home features 2 bedrooms on the entry level and a full bath. There is also a cozy living room with a pellet stove. There is an eat in kitchen with a new refrigerator. Upstairs features another large bedroom and area for a play room or office. Outside has a covered back porch, fenced in yard and large shed/work room with electricity. Sellers are in the process of removing the tree and debris. Home is being sold as-is.

21. 2023-03-22
    soldstatus $160,900
22. 2023-03-17
    soldstatus $160,900 Closed 565-char remark

    Show marketing remark (565 chars)

    Inspections have been COMPLETED!! This home offers over 1200 sq. ft. of living space with includes 3 bedrooms, 1 full bath, a cozy family room with a pellet stove, an oversized eat-in kitchen with a gas cooking range; original hardwood floors in the living room and the 2 downstairs bedrooms. Upstairs is the additional bedroom and loft area which would make a great office space or even a playroom. Outside provides you with a fantastic covered area; great place to BBQ and gather with friends and family as well having the backyard fenced in. Shed has electric.

23. 2023-02-11
    historical Active Under Contract 565-char remark

    Show marketing remark (565 chars)

    Inspections have been COMPLETED!! This home offers over 1200 sq. ft. of living space with includes 3 bedrooms, 1 full bath, a cozy family room with a pellet stove, an oversized eat-in kitchen with a gas cooking range; original hardwood floors in the living room and the 2 downstairs bedrooms. Upstairs is the additional bedroom and loft area which would make a great office space or even a playroom. Outside provides you with a fantastic covered area; great place to BBQ and gather with friends and family as well having the backyard fenced in. Shed has electric.

24. 2023-02-06
    listed $159,900 Active 565-char remark

    Show marketing remark (565 chars)

    Inspections have been COMPLETED!! This home offers over 1200 sq. ft. of living space with includes 3 bedrooms, 1 full bath, a cozy family room with a pellet stove, an oversized eat-in kitchen with a gas cooking range; original hardwood floors in the living room and the 2 downstairs bedrooms. Upstairs is the additional bedroom and loft area which would make a great office space or even a playroom. Outside provides you with a fantastic covered area; great place to BBQ and gather with friends and family as well having the backyard fenced in. Shed has electric.

25. 2023-02-06
    historical $159,900 565-char remark

    Show marketing remark (565 chars)

    Inspections have been COMPLETED!! This home offers over 1200 sq. ft. of living space with includes 3 bedrooms, 1 full bath, a cozy family room with a pellet stove, an oversized eat-in kitchen with a gas cooking range; original hardwood floors in the living room and the 2 downstairs bedrooms. Upstairs is the additional bedroom and loft area which would make a great office space or even a playroom. Outside provides you with a fantastic covered area; great place to BBQ and gather with friends and family as well having the backyard fenced in. Shed has electric.

26. 2015-09-25
    historical
27. 2015-04-30
    listed $79,900
28. 2014-05-31
    historical
29. 2013-06-26
    listed $113,500
30. 2002-02-06
    soldstatus $74,636
31. 2002-01-31
    soldstatus $74,636
32. 2001-08-07
    listed $72,900

ⓘ 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: $954 · $79/mo
• Projected year-2 tax: $1,540 · $128/mo
• Expected delta: +$586/yr (+$49/mo · 61.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $19,626
• − Mortgage interest: −$10,923
• − Property taxes: −$954
• − Insurance: −$975
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$5,673
• Taxable loss: −$2,039
• Est. tax savings @ 24.0%: +$489
• After-tax cash flow: $1,794/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: Wicomico County Public Schools
• NCES district ID: 2400690
• Math proficiency: 16% ▼ -18.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $51,745
• Composite: 18.87/100
• National rank: #8860
• State rank: #19 of 24 in MD

Livability — Salisbury

• Score: 60/100
• State rank: #351
• US rank: #18948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salisbury, MD
• County: Wicomico County · 75,969 people
• City population: 70,518
• Metro: Salisbury, MD-DE
• Population (ZIP): 40,430
• Household income: $73,156
• Rent vs Own: 48.6% rent · 51.4% own
• Severe rent burden: 2096.0

Population outlook (Wicomico County) Hauer SSP2

• Today (2025): 108,548 people
• By 2030: 111,783 · +3.0%
• By 2040: 118,139 · +8.8%
• By 2050: 123,641 · +13.9%
• By 2075: 139,784 · +28.8%
• By 2100: 145,334 · +33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Black 30% Two or more races 9% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Hispanic 8% Romanian 3% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam, South Korea
• Languages at home: 83% English-only · French/Haitian/Cajun 7% Spanish 5% Other Indo-European 2%

Political lean MEDSL · Wicomico

• 2024 margin: Lean R (+5.5) · D 46.1% · R 51.5% · Other 2.4%
• 2008→2024 swing: +0.3pp no change · 2008: -5.8pp · 2024: -5.5pp
• All cycles: 2024: R+5.5 2020: R+1.9 2016: R+11.6 2012: R+6.9 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.15%
• Current HPI: 230.6099
• Rent YoY: ▲ 3.78%
• 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

+167.5% since first listed

16 events — show timeline

• 2026-04-17 Price Changed $195,000 BRIGHT MLS
• 2026-04-02 Listed $199,999 BRIGHT MLS
• 2026-02-10 Price Changed $199,999 BRIGHT MLS
• 2026-02-03 Coming Soon $189,999 BRIGHT MLS
• 2023-03-22 Sold (Public Records) $160,900 Public Records
• 2023-03-17 Sold (MLS) $160,900 BRIGHT MLS
• 2023-02-11 Contingent — BRIGHT MLS
• 2023-02-06 Listed $159,900 BRIGHT MLS
• 2023-02-06 Coming Soon $159,900 BRIGHT MLS
• 2015-09-25 Listing Removed — BRIGHT MLS
• 2015-04-30 Listed $79,900 BRIGHT MLS
• 2014-05-31 Listing Removed — BRIGHT MLS
• 2013-06-26 Listed $113,500 BRIGHT MLS
• 2002-02-06 Sold (Public Records) $74,636 Public Records
• 2002-01-31 Sold (MLS) $74,636 BRIGHT MLS
• 2001-08-07 Listed $72,900 BRIGHT MLS

Property tax history

-1.2%/yr

Latest (2025): $954 · +61.3% YoY. Source: county tax records.