11689 Beechwood St · Princess Anne, MD 21853

$190,000

3 bd · 2.0 ba · 1,024 sqft · SingleFamily public records · 41 Days on market

Built 1900 1,481 sqft lot $186/sqft · 11% above area Est $171k · 11% over

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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).

• Cash flow +17.2/30.0
• Appreciation +7.5/10.0
• DSCR +5.4/10.0
• 1% rule +3.4/10.0
• Livability +2.7/5.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

TURNKEY INVESTMENT OPPORTUNITY in Princess Anne, MD. This well located 2-Unit features two income producing units with occupied tenants. First unit; 2 Bed, 1 Full bath currently rented for $1,150/monthly. Second unit; 1 Bed, 1 Full bath currently Vacant. Situated just minutes from UMES college, this property offers strong rental potential with consistent demand. Ideal for investors seeking cash flow and long term growth in a prime location. Must See. Please contact listing agent directly.

Key facts

• 1,481 sq ft lot
• Built 1900
• Listed 40 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/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 $159k (16.4% below list).
• Recommended offer: $159k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.4% in Princess Anne — 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 53/100 on livability (#431 in MD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: housing C-, crime F, amenities F.
• Somerset County Public Schools (town): math 12% / reading 23% proficiency, ranked #22 of 24 in MD (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Somerset 6/7 Intermediate School (math 8% / reading 26%, grade F, #170 of 225 statewide, top 77%, 396 students, 73% FRL).
• Market conditions: 58 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 49 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (5.0% local appreciation)).
• Somerset County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $135k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,809 (16.4% below list)

Questions for the listing agent

1. It's been on market 41 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 10.0

CMA / ARV

• ARV (median comp): $171,286
• List price: $190,000
• Delta: 10.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30777 Hampden Ave	0.41mi	3/1.0	1,013 (-1%)	8mo	$130,000	$128	68
30749 Hampden Ave	0.37mi	3/1.0	1,046 (+2%)	13mo	$47,000	$45	64
30517 Antioch Ave	0.14mi	3/1.0	952 (-7%)	22mo	$210,000	$221	60
30732 Division St	0.35mi	3/2.0	1,120 (+9%)	10mo	$239,200	$214	59
30759 W Post Office Rd	0.34mi	3/1.0	960 (-6%)	15mo	$169,900	$177	57
30485 Brannigan Dr	0.43mi	3/2.0	1,103 (+8%)	14mo	$230,000	$209	56
11411 Old Princess Anne Rd	0.53mi	3/1.0	1,020 (-0%)	22mo	$167,000	$164	52
11830 Edgehill Terrace Rd	0.64mi	3/1.0	1,050 (+2%)	18mo	$185,000	$176	47
30326 Bowland Ct	0.48mi	3/2.0	1,120 (+9%)	18mo	$100,000	$89	47

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

Projected returns pro-forma

5.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.99×
• Total profit: $52,833
• Equity at exit: $108,235

10-year hold

• IRR: 16.0%
• Equity multiple: 3.85×
• Total profit: $151,885
• Equity at exit: $187,266

Cash invested: $53,200 (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 21853

• Home prices YoY: 1.8%
• Active inventory: 58
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,588 high
• Mortgage (P&I): −$996
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $135

Break-even live

Break-even rent $1,417

Max offer price $190,000

Occupancy floor 86%

Sensitivity live

Price	-10% $243	-5% $189	+0% $135	+5% $81	+10% $28
Rent	-10% $10	-5% $72	+0% $135	+5% $198	+10% $261
Rate	-1.0pp $231	-0.5pp $183	base $135	+0.5pp $86	+1.0pp $36

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30704 Hampden Ave Princess Anne, MD	3.0	1.0	796	$1,395	$1.75	15d	1	0.25mi
30746 Hampden Ave Unit A Princess Anne, MD	3.0	2.5	1350	$1,800	$1.33	23d	1	0.32mi
30432 Maple St Princess Anne, MD	2.0	1.0	1170	$1,450	$1.24	23d	1	0.59mi
30630 Umes Blvd Unit K304 Princess Anne, MD	4.0	2.0	1300	$1,450	$1.12	23d	1	1.15mi
30630 Umes Blvd Unit V-102 Princess Anne, MD	4.0	2.0	1300	$1,099	$0.85	45d	1	1.16mi

Listing history 4 events

1. 2026-04-17
   listed $190,000 Active 494-char remark

   Show marketing remark (494 chars)

   TURNKEY INVESTMENT OPPORTUNITY in Princess Anne, MD. This well located 2-Unit features two income producing units with occupied tenants. First unit; 2 Bed, 1 Full bath currently rented for $1,150/monthly. Second unit; 1 Bed, 1 Full bath currently Vacant. Situated just minutes from UMES college, this property offers strong rental potential with consistent demand. Ideal for investors seeking cash flow and long term growth in a prime location. Must See. Please contact listing agent directly.

2. 2026-04-17
   historical $190,000 494-char remark

   Show marketing remark (494 chars)

   TURNKEY INVESTMENT OPPORTUNITY in Princess Anne, MD. This well located 2-Unit features two income producing units with occupied tenants. First unit; 2 Bed, 1 Full bath currently rented for $1,150/monthly. Second unit; 1 Bed, 1 Full bath currently Vacant. Situated just minutes from UMES college, this property offers strong rental potential with consistent demand. Ideal for investors seeking cash flow and long term growth in a prime location. Must See. Please contact listing agent directly.

3. 2013-06-17
   soldstatus $135,000
4. 1998-09-16
   soldstatus $65,000

ⓘ 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: $527 · $44/mo
• Projected year-2 tax: $1,299 · $108/mo
• Expected delta: +$772/yr (+$64/mo · 146.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,057
• − Mortgage interest: −$10,643
• − Property taxes: −$527
• − Insurance: −$950
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$5,527
• Taxable loss: −$1,639
• Est. tax savings @ 24.0%: +$393
• After-tax cash flow: $2,015/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: Somerset County Public Schools
• NCES district ID: 2400570
• Math proficiency: 12% ▼ -7.00%
• Reading proficiency: 23% ▼ -14.00%
• Median HH income: $38,810
• Composite: 14.73/100
• National rank: #9396
• State rank: #22 of 24 in MD

Livability — Princess Anne

• Score: 53/100
• State rank: #431
• US rank: #24481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princess Anne, MD
• County: Somerset County · 10,537 people
• City population: 10,537
• Metro: Salisbury, MD-DE
• Population (ZIP): 10,537
• Household income: $69,697
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 349.0

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 24,474 people
• By 2030: 23,547 · -3.8%
• By 2040: 21,498 · -12.2%
• By 2050: 20,427 · -16.5%
• By 2075: 16,594 · -32.2%
• By 2100: 12,132 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 49% White 38% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Ukrainian 3% Scotch-Irish 1% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Arabic 3% Spanish 1%

Political lean MEDSL · Somerset

• 2024 margin: R (+17.4) · D 40.2% · R 57.5% · Other 2.3%
• 2008→2024 swing: -14.8pp toward R · 2008: -2.6pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.8 2016: R+17.9 2012: R+2.5 2008: R+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.05%
• Current HPI: 285.8789
• Rent YoY: —
• 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

+192.3% since first listed

4 events — show timeline

• 2026-04-17 Listed $190,000 BRIGHT MLS
• 2026-04-17 Coming Soon $190,000 BRIGHT MLS
• 2013-06-17 Sold (Public Records) $135,000 Public Records
• 1998-09-16 Sold (Public Records) $65,000 Public Records

Property tax history

-2.5%/yr

Latest (2025): $527 · +15.9% YoY. Source: county tax records.