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12 Little John Ct
B Composite 70.85
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
  • Condition / age +4.0/5.0
  • Livability +3.2/5.0
  • Rent growth +3.1/5.0
  • Schools +3.0/10.0
  • Appreciation +0.0/10.0

$109,900

12 Little John Ct · Elkton, MD 21921
4 bd · 2.0 ba · 2,128 sqft · SingleFamily · 28 Days on market
Built 2004 Good condition $52/sqft · 58% below area
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Welcome to 12 Little John Ct. , where space, comfort, and value come together. This beautifully maintained 4-bedroom, 2-bath home offers over 2,100 square feet of single level living, making it one of the largest homes in the community. The heart of the home is the updated kitchen, featuring modern finishes, abundant cabinet space, and an open layout that flows seamlessly into the main living areas. Perfect for entertaining or everyday family life. The flexible floor plan provides generous sized bedrooms, multiple gathering spaces, and room for a home office, playroom, or hobby area.

Key facts

  • Flexible floor plan
  • Open layout
  • Updated kitchen

Tags

UPDATED KITCHENABUNDANT CABINET SPACEOPEN LAYOUTFLEXIBLE FLOOR PLANPRIVATE DRIVEWAY PARKINGLARGEST LOTS

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 4-bed/2.0-bath single-family listed at $110k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $1k ($14k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($2k rent vs $110k).
  • Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
  • Cap rate 18.9% vs local median 4.5% in Elkton — 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 65/100 on livability (#261 in MD) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime F, commute F.
  • 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.
  • Zoned schools: Elk Neck Elementary (math 22% / reading 12%, grade F, #408 of 860 statewide, top 50%, 404 students, 47% FRL); North East Middle (math 8% / reading 29%, grade F, #159 of 225 statewide, top 73%, 791 students, 54% FRL); North East High (math 32% / reading 78%, grade C, #88 of 222 statewide, top 40%, 1,069 students, 49% FRL).
  • Market conditions: Rents rising (+2.3%/yr); 435 active listings in the ZIP; solid renter incomes; 563 units permitted in Cecil County in 2024 (330 in 5+ unit buildings).
  • This rent runs 34% 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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
  • At projected returns (-3.0% appreciation + 2.3% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

  • It's been on market 28 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
  • 3 sale attempts 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.
Recommended offer $108,251 (1.5% below list)

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 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?
  3. 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?
  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
2.21% ✓
Cap rate
18.92%
Cash-on-cash
45.11%
DSCR
3.01
GRM
3.8

CMA / ARV

ARV (median comp)
$262,956
List price
$109,900
Delta
-58.21%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 5 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
65 Queen Eleanor Dr 0.09mi 3/2.0 (-1) 2,080 (-2%) 15mo $65,000 $31 75
1132 Nottingham Rd 0.50mi 4/2.5 2,000 (-6%) 1mo $490,000 $245 64
15 Saint Michaels Ct 0.05mi 4/2.0 1,872 (-12%) 20mo $89,900 $48 61
71 Hollis Cir 0.34mi 4/3.0 2,356 (+11%) 20mo $410,000 $174 45
1001 Nottingham Rd 0.73mi 3/2.0 (-1) 1,750 (-18%) 8mo $354,900 $203 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
41.4%
Equity multiple
2.76×
Total profit
$54,257
Equity at exit
$16,386
10-year hold
IRR
47.3%
Equity multiple
5.41×
Total profit
$135,594
Equity at exit
$9,502

Cash invested: $30,772 (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 →
Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
3 active · 5 under contract
Months of supply
6.0 mo (17%/mo absorbed)
Median asking
$415,000 ($193/sqft)
Median days on market
85 d
This list price
33% of active listings are priced below it
ARV vs active asking
-36.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 21921

Rents YoY
2.3%
Active inventory
435
Price-to-rent
3.8×

Monthly cashflow live

Estimated rent
$2,426 medium interval (Pro) →
Mortgage (P&I)
−$576
Tax est. 1.5%
−$137 /mo · $1,648/yr
Insurance
−$46
HOA
−$0
Vacancy / Maint / Mgmt
−$509
Net cashflow
$1,157

Break-even live

Break-even rent $961
Max offer price $109,900
Occupancy floor 47%

Sensitivity live

Price -10% $1,233 -5% $1,195 +0% $1,157 +5% $1,119 +10% $1,081
Rent -10% $965 -5% $1,061 +0% $1,157 +5% $1,253 +10% $1,348
Rate -1.0pp $1,212 -0.5pp $1,185 base $1,157 +0.5pp $1,128 +1.0pp $1,099

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
$27,475
Closing costs
$3,297
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Property features AI

Finance

Other
Ownership interest: Ground rent (monthly amount specified separately)
Financial info
Ground rent exists and is paid monthly

Exterior

Parking
Driveway
Utilities
Electric hot waterCommunity waterCommunity septic tank
Home design
Manufactured home
Construction
Vinyl sidingCrawl space foundationAbove grade structures
Exterior features
No basementAbove-grade living area

Interior

Kitchen
DishwasherElectric oven/rangeMicrowaveRefrigerator
Bedrooms
Four bedrooms on the main level
Flooring
Luxury vinyl plank
Bathrooms
Two full bathrooms on the main levelTwo full bathrooms total
Heating & cooling
Heat pump(s) heatingCentral air conditioning (electric)
Interior features
Open floor planEat-in kitchenGourmet kitchen featuresDining areaRecessed lightingDrywall walls and ceilings
Laundry & utility
WasherDryer

Listing history 34 events

  1. 2026-08-20
    days on market $109,900 Active 28 DOM
  2. 2026-08-19
    days on market $109,900 Active 27 DOM
  3. 2026-08-18
    days on market $109,900 Active 26 DOM
  4. 2026-08-17
    days on market $109,900 Active 25 DOM
  5. 2026-08-16
    days on market $109,900 Active 24 DOM
  6. 2026-08-15
    days on market $109,900 Active 23 DOM
  7. 2026-08-14
    days on market $109,900 Active 22 DOM
  8. 2026-08-13
    days on market $109,900 Active 21 DOM
  9. 2026-08-12
    days on market $109,900 Active 20 DOM
  10. 2026-08-11
    days on market $109,900 Active 19 DOM
  11. 2026-08-10
    days on market $109,900 Active 18 DOM
  12. 2026-08-09
    days on market $109,900 Active 17 DOM
  13. 2026-08-08
    days on market $109,900 Active 16 DOM
  14. 2026-08-06
    days on market $109,900 Active 14 DOM
  15. 2026-08-05
    days on market $109,900 Active 13 DOM
  16. 2026-08-04
    days on market $109,900 Active 12 DOM
  17. 2026-08-03
    days on market $109,900 Active 11 DOM
  18. 2026-07-31
    days on market $109,900 Active 8 DOM
  19. 2026-07-30
    days on market $109,900 Active 7 DOM
  20. 2026-07-30
    days on market $109,900 Active 6 DOM
  21. 2026-07-28
    days on market $109,900 Active 5 DOM
  22. 2026-07-26
    days on market $109,900 Active 3 DOM
  23. 2026-07-23
    remarks 699-char remark
  24. 2026-07-23
    pricestatusdays on marketlisting id $109,900 Active 1 DOM
  25. 2026-06-07
    statusdays on market $110,000 Pending 38 DOM
  26. 2026-06-04
    days on market $110,000 Active 37 DOM
  27. 2026-06-03
    days on market $110,000 Active 36 DOM
  28. 2026-06-02
    days on market $110,000 Active 35 DOM
  29. 2026-06-01
    days on market $110,000 Active 34 DOM
  30. 2026-05-31
    days on market $110,000 Active 33 DOM
  31. 2026-05-14
    status Active 583-char remark
  32. 2026-04-19
    status Pending 583-char remark
  33. 2026-04-03
    listed $110,000 Active 583-char remark
  34. 2026-03-23
    historical $110,000 583-char remark

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$29,108
− Mortgage interest
−$6,156
− Property taxes
−$1,648
− Insurance
−$550
− Repairs & maintenance
−$2,329
− Management
−$2,329
− Depreciation
−$3,197
Taxable income
$12,900
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$3,096
After-tax cash flow
$10,786/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $10,640–$31,920 screening

This spacious ranch-style manufactured home in Elkton, MD, offers comfortable, single-level living with recent updates and a large lot. The kitchen is the heart of the home and is in good condition, making it a great option for both resale and rental.

Value-add opportunities

  • Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value. ↑
  • Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Elk Neck Elementary F MD #408/860 Nat'l #35,191/41,679 Middle North East Middle F MD #159/225 Nat'l #12,017/14,009 High North East High C MD #88/222 Nat'l #4,413/17,239

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
C Composite livability gradescore 65/100

Livability — Elkton

Score
65/100
State rank
#261
US rank
#13293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County
Cecil County · 105,877 people
City population
45,527
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
11% of renters

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%
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
—

Price history

-0.1% since first listed
7 events — show timeline
  • 2026-07-23 Listed $109,900 BRIGHT MLS
  • 2026-06-05 Pending — BRIGHT MLS
  • 2026-06-05 Listing Removed — BRIGHT MLS
  • 2026-05-14 Relisted — BRIGHT MLS
  • 2026-04-19 Pending — BRIGHT MLS
  • 2026-04-03 Listed $110,000 BRIGHT MLS
  • 2026-03-23 Coming Soon — BRIGHT MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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