11691 Beechwood St · Princess Anne, MD 21853

$215,000

5 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 71 Days on market

Built 1925 6,054 sqft lot $129/sqft · 19% below area Est $266k · 19% under

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Why this score? — see what drove the C 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 +17.4/30.0
• ARV discount +15.0/15.0
• Appreciation +7.5/10.0
• DSCR +5.4/10.0
• 1% rule +3.5/10.0
• Livability +2.7/5.0
• 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; 3 Bed, 1 Full bath currently rented for $1,150/monthly. Second unit; 2 Bed, 1 Full bath currently rented for $1,000/monthly. . 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

• 6,054 sq ft lot
• Built 1925
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $163 ($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 $183k (15.0% below list).
• Recommended offer: $183k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.6% 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-, schools F, crime 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.
• Market conditions: 58 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 49 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k 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 $60k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($202k) 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.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $182,739 (15.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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 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?
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. 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: 0.85% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.24%
• DSCR: 1.14
• GRM: 9.8

CMA / ARV

• ARV (median comp): $266,044
• List price: $215,000
• Delta: -19.19%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30721 Division	0.39mi	4/2.0 (-1)	1,700 (+2%)	12mo	$87,000	$51	63
30453 Linden Ave	0.40mi	4/2.0 (-1)	1,560 (-6%)	5mo	$204,000	$131	62

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: 15.7%
• Equity multiple: 2.00×
• Total profit: $60,408
• Equity at exit: $122,476

10-year hold

• IRR: 16.1%
• Equity multiple: 3.88×
• Total profit: $173,241
• Equity at exit: $211,907

Cash invested: $60,200 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,827 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$64 /mo · $768/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $163

Break-even live

Break-even rent $1,622

Max offer price $215,000

Occupancy floor 86%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30630 Umes Blvd Unit K304 Princess Anne, MD	4.0	2.0	1300	$1,450	$1.12	21d	1	1.15mi
30630 Umes Blvd Unit V-102 Princess Anne, MD	4.0	2.0	1300	$1,099	$0.85	44d	1	1.16mi

Listing history 19 events

1. 2026-06-18
   days on market $215,000 Active 71 DOM
2. 2026-06-17
   days on market $215,000 Active 70 DOM
3. 2026-06-16
   days on market $215,000 Active 69 DOM
4. 2026-06-15
   days on market $215,000 Active 68 DOM
5. 2026-06-14
   days on market $215,000 Active 66 DOM
6. 2026-06-13
   days on market $215,000 Active 65 DOM
7. 2026-06-10
   days on market $215,000 Active 63 DOM
8. 2026-06-09
   days on market $215,000 Active 62 DOM
9. 2026-06-08
   days on market $215,000 Active 61 DOM
10. 2026-06-07
    days on market $215,000 Active 60 DOM
11. 2026-06-02
    days on market $215,000 Active 55 DOM
12. 2026-06-01
    days on market $215,000 Active 54 DOM
13. 2026-05-31
    days on market $215,000 Active 53 DOM
14. 2026-05-30
    days on market $215,000 Active 52 DOM
15. 2026-04-08
    listed $215,000 Active 515-char remark

    Show marketing remark (515 chars)

    TURNKEY INVESTMENT OPPORTUNITY in Princess Anne, MD. This well located 2-Unit features two income producing units with occupied tenants. First unit; 3 Bed, 1 Full bath currently rented for $1,150/monthly. Second unit; 2 Bed, 1 Full bath currently rented for $1,000/monthly. . 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.

16. 2026-04-08
    listed $215,000 Active 515-char remark

    Show marketing remark (515 chars)

    TURNKEY INVESTMENT OPPORTUNITY in Princess Anne, MD. This well located 2-Unit features two income producing units with occupied tenants. First unit; 3 Bed, 1 Full bath currently rented for $1,150/monthly. Second unit; 2 Bed, 1 Full bath currently rented for $1,000/monthly. . 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.

17. 2024-10-18
    soldstatus $225,000
18. 2013-06-17
    soldstatus $135,000
19. 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: $768 · $64/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$788/yr (+$66/mo · 102.5%)

ⓘ 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: $21,929
• − Mortgage interest: −$12,043
• − Property taxes: −$768
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$6,255
• Taxable loss: −$1,721
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $2,364/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

+230.8% since first listed

5 events — show timeline

• 2026-04-08 Listed $215,000 BRIGHT MLS
• 2026-04-08 Listed $215,000 BRIGHT MLS
• 2024-10-18 Sold (Public Records) $225,000 Public Records
• 2013-06-17 Sold (Public Records) $135,000 Public Records
• 1998-09-16 Sold (Public Records) $65,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $768 · +15.7% YoY. Source: county tax records.