716 Susquehana Ave · Perryville, MD 21903

$199,000

3 bd · 1.0 ba · 1,076 sqft · Townhouse public records · 62 Days on market

Built 1900 1,600 sqft lot $185/sqft · 20% below area Est $249k · 20% 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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 3 bed 1 bath tenant occupied townhome in Perryville now available! The tenant pay $1500 per month and the lease expires November 1, 2026.

Key facts

• 10 parking spots
• Built 1900
• Listed 61 days

🏷️ Possibly a rental listed for sale. The $199,000 price doesn't fit this home's estimated sale value (~$248,922) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $114 ($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 $169k (15.1% below list).
• Recommended offer: $169k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.9% in Perryville — 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 78/100 on livability (#74 in MD, #2,689 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime D+, amenities 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: 58 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 563 units permitted in Cecil County in 2024 (330 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.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 30y 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 $52k; list at $199k implies a 279% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $168,914 (15.1% below list)

Questions for the listing agent

1. It's been on market 62 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 1900 — 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. Crime grade is D 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. 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.
7. 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.
8. 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: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

• ARV (median comp): $248,922
• List price: $199,000
• Delta: -20.06%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Owen Ct	0.37mi	3/1.5	1,100 (+2%)	8mo	$235,000	$214	71
4-A Owens Landing Ct Unit A	0.31mi	2/2.0 (-1)	1,200 (+12%)	23mo	$355,000	$296	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-25,036
• Equity at exit: $29,672

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-12,711
• Equity at exit: $17,206

Cash invested: $55,720 (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 21903

• Home prices YoY: -23.8%
• Active inventory: 58
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$94 /mo · $1,123/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $114

Break-even live

Break-even rent $1,544

Max offer price $199,000

Occupancy floor 88%

Sensitivity live

Price	-10% $227	-5% $171	+0% $114	+5% $58	+10% $2
Rent	-10% $-19	-5% $48	+0% $114	+5% $181	+10% $248
Rate	-1.0pp $215	-0.5pp $165	base $114	+0.5pp $63	+1.0pp $10

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
424 Harford St Perryville, MD	2.0	1.0	750	$1,400	$1.87	44d	1	0.18mi
100 Greenway Perryville, MD	1.0–2.0	1.0–2.0	807	$1,381	$1.71	2d	7	0.23mi
21 Owens Landing Ct Perryville, MD	2.0	2.0	1347	$2,450	$1.82	2d	1	0.26mi
17 Owen Ct Perryville, MD	3.0	1.5	1420	$1,700	$1.20	19d	1	0.36mi
606 Water St Havre de Grace, MD	3.0	2.0	1080	$1,475	$1.37	3d	1	1.00mi

Listing history 34 events

1. 2026-06-18
   days on market $199,000 Active 62 DOM
2. 2026-06-17
   days on market $199,000 Active 61 DOM
3. 2026-06-16
   days on market $199,000 Active 60 DOM
4. 2026-06-15
   days on market $199,000 Active 59 DOM
5. 2026-06-13
   days on market $199,000 Active 57 DOM
6. 2026-06-09
   days on market $199,000 Active 53 DOM
7. 2026-06-08
   days on market $199,000 Active 52 DOM
8. 2026-06-07
   days on market $199,000 Active 51 DOM
9. 2026-06-04
   days on market $199,000 Active 48 DOM
10. 2026-06-03
    days on market $199,000 Active 47 DOM
11. 2026-06-02
    days on market $199,000 Active 46 DOM
12. 2026-06-01
    days on market $199,000 Active 45 DOM
13. 2026-05-31
    days on market $199,000 Active 44 DOM
14. 2026-04-17
    listed $199,000 Active 145-char remark

    Show marketing remark (145 chars)

    Updated 3 bed 1 bath tenant occupied townhome in Perryville now available! The tenant pay $1500 per month and the lease expires November 1, 2026.

15. 2017-03-28
    soldstatus $52,500
16. 2017-03-20
    historical 41-char remark

    Show marketing remark (41 chars)

    Affordable 2 bedroom remodeled townhouse.

17. 2017-03-16
    soldstatus $52,500 41-char remark

    Show marketing remark (41 chars)

    Affordable 2 bedroom remodeled townhouse.

18. 2017-03-16
    soldstatus $52,500 Sold

    Show marketing remark (41 chars)

    Affordable 2 bedroom remodeled townhouse.

19. 2017-02-13
    status Contract
20. 2016-12-27
    price $59,900
21. 2016-10-28
    price $69,900
22. 2016-08-15
    price $75,000
23. 2016-07-19
    listed $82,900 Active

    Show marketing remark (41 chars)

    Affordable 2 bedroom remodeled townhouse.

24. 2016-07-19
    listed $59,900 41-char remark

    Show marketing remark (41 chars)

    Affordable 2 bedroom remodeled townhouse.

25. 1997-08-25
    historical
26. 1997-06-27
    listed
27. 1997-05-30
    historical
28. 1997-04-02
    historical
29. 1996-11-26
    listed
30. 1996-11-12
    listed
31. 1996-10-30
    historical
32. 1996-10-18
    historical
33. 1996-08-07
    listed
34. 1996-07-19
    listed

ⓘ 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: $1,123 · $94/mo
• Projected year-2 tax: $1,646 · $137/mo
• Expected delta: +$523/yr (+$44/mo · 46.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,270
• − Mortgage interest: −$11,147
• − Property taxes: −$1,123
• − Insurance: −$995
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$5,789
• Taxable loss: −$2,028
• Est. tax savings @ 24.0%: +$487
• After-tax cash flow: $1,858/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: 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 — Perryville

• Score: 78/100
• State rank: #74
• US rank: #2689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perryville, MD
• Population (ZIP): 5,679

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 (78%)
• Race & ethnicity: White 78% Black 11% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 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: ▼ -69.75%
• Current HPI: 223.8037
• Rent YoY: —
• Metro: —
• 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

+232.2% since first listed

21 events — show timeline

• 2026-04-17 Listed $199,000 BRIGHT MLS
• 2017-03-28 Sold (Public Records) $52,500 Public Records
• 2017-03-20 Listing Removed — BRIGHT MLS
• 2017-03-16 Sold (MLS) $52,500 MRIS
• 2017-03-16 Sold (MLS) $52,500 BRIGHT MLS
• 2017-02-13 Pending — MRIS
• 2016-12-27 Price Changed $59,900 MRIS
• 2016-10-28 Price Changed $69,900 MRIS
• 2016-08-15 Price Changed $75,000 MRIS
• 2016-07-19 Listed $82,900 MRIS
• 2016-07-19 Listed $59,900 BRIGHT MLS
• 1997-08-25 Delisted — MRIS
• 1997-06-27 Listed — MRIS
• 1997-05-30 Delisted — MRIS
• 1997-04-02 Delisted — MRIS
• 1996-11-26 Listed — MRIS
• 1996-11-12 Listed — MRIS
• 1996-10-30 Delisted — MRIS
• 1996-10-18 Delisted — MRIS
• 1996-08-07 Listed — MRIS
• 1996-07-19 Listed — MRIS

Property tax history

+1.7%/yr

Latest (2025): $1,123 · +62.9% YoY. Source: county tax records.