12 Little John Ct · Elkton, MD 21921

$110,000

4 bd · 2.0 ba · 2,128 sqft · SingleFamily · 38 Days on market

Built 2004 Good condition $52/sqft · 58% below area

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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
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 12 Little John Ct in Elkton, a spacious ranch-style manufactured home offering comfortable, single-level living on one of the largest lots in the community. This 4-bedroom, 2-bath home stands out for its generous layout and recent updates, including a beautifully renovated kitchen that serves as the heart of the home, perfect for everyday living and entertaining alike. With ample living space and a flexible floor plan, there’s room for everyone to spread out and feel at home. Please note that the buyer must obtain park approval as part of the purchase process.

Key facts

• Built 2004
• Listed 38 days

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: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.8% vs local median 4.1% 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: schools F, 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.
• Market conditions: Rents rising (+2.3%/yr); 204 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 $761 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 38 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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 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. 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: 2.20% ✓
• Cap rate: 18.84%
• Cash-on-cash: 44.80%
• DSCR: 2.99
• GRM: 3.8

CMA / ARV

• ARV (median comp): $262,189
• List price: $110,000
• Delta: -58.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 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%)	10mo	$65,000	$31	78
15 Saint Michaels Ct	0.05mi	4/2.0	1,872 (-12%)	15mo	$89,900	$48	65
71 Hollis Cir	0.34mi	4/3.0	2,356 (+11%)	16mo	$410,000	$174	49

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: 41.1%
• Equity multiple: 2.75×
• Total profit: $53,807
• Equity at exit: $16,401

10-year hold

• IRR: 47.0%
• Equity multiple: 5.37×
• Total profit: $134,657
• Equity at exit: $9,511

Cash invested: $30,800 (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: 204
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,418 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $1,150

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,226	-5% $1,188	+0% $1,150	+5% $1,112	+10% $1,074
Rent	-10% $959	-5% $1,054	+0% $1,150	+5% $1,245	+10% $1,341
Rate	-1.0pp $1,205	-0.5pp $1,178	base $1,150	+0.5pp $1,121	+1.0pp $1,092

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-07
   statusdays on market $110,000 Pending 38 DOM
2. 2026-06-04
   days on market $110,000 Active 37 DOM
3. 2026-06-03
   days on market $110,000 Active 36 DOM
4. 2026-06-02
   days on market $110,000 Active 35 DOM
5. 2026-06-01
   days on market $110,000 Active 34 DOM
6. 2026-05-31
   days on market $110,000 Active 33 DOM
7. 2026-05-14
   status Active 583-char remark

   Show marketing remark (583 chars)

   Welcome to 12 Little John Ct in Elkton, a spacious ranch-style manufactured home offering comfortable, single-level living on one of the largest lots in the community. This 4-bedroom, 2-bath home stands out for its generous layout and recent updates, including a beautifully renovated kitchen that serves as the heart of the home, perfect for everyday living and entertaining alike. With ample living space and a flexible floor plan, there’s room for everyone to spread out and feel at home. Please note that the buyer must obtain park approval as part of the purchase process.

8. 2026-04-19
   status Pending 583-char remark

   Show marketing remark (583 chars)

   Welcome to 12 Little John Ct in Elkton, a spacious ranch-style manufactured home offering comfortable, single-level living on one of the largest lots in the community. This 4-bedroom, 2-bath home stands out for its generous layout and recent updates, including a beautifully renovated kitchen that serves as the heart of the home, perfect for everyday living and entertaining alike. With ample living space and a flexible floor plan, there’s room for everyone to spread out and feel at home. Please note that the buyer must obtain park approval as part of the purchase process.

9. 2026-04-03
   listed $110,000 Active 583-char remark

   Show marketing remark (583 chars)

   Welcome to 12 Little John Ct in Elkton, a spacious ranch-style manufactured home offering comfortable, single-level living on one of the largest lots in the community. This 4-bedroom, 2-bath home stands out for its generous layout and recent updates, including a beautifully renovated kitchen that serves as the heart of the home, perfect for everyday living and entertaining alike. With ample living space and a flexible floor plan, there’s room for everyone to spread out and feel at home. Please note that the buyer must obtain park approval as part of the purchase process.

10. 2026-03-23
    historical $110,000 583-char remark

    Show marketing remark (583 chars)

    Welcome to 12 Little John Ct in Elkton, a spacious ranch-style manufactured home offering comfortable, single-level living on one of the largest lots in the community. This 4-bedroom, 2-bath home stands out for its generous layout and recent updates, including a beautifully renovated kitchen that serves as the heart of the home, perfect for everyday living and entertaining alike. With ample living space and a flexible floor plan, there’s room for everyone to spread out and feel at home. Please note that the buyer must obtain park approval as part of the purchase process.

ⓘ 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: $29,014
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,321
• − Management: −$2,321
• − Depreciation: −$3,200
• Taxable income: $12,810
• Est. tax owed @ 24.0%: −$3,074
• After-tax cash flow: $10,724/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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ 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 — 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 · 65,041 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: 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

+0.0% since first listed

4 events — show timeline

• 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 $110,000 BRIGHT MLS