307 S Main St · Hurlock, MD 21643

$280,000

6 bd · 2.0 ba · 1,888 sqft · SingleFamily public records · 39 Days on market

Built 1910 10,500 sqft lot $148/sqft · 34% below area Est $427k · 34% 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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Appreciation +10.0/10.0
• DSCR +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.5/10.0

Listing remarks

Welcome to the home where modern design meets charm- right in the heart of Hurlock. The main floor features a kitchen, dining room, living room, an office and primary bedroom. The top floor features two en-suites and an additional bedroom! The mostly-finished basement features two bedrooms, a full bathroom, living room and kitchen! This is perfect for multi-generational living or maybe, rent out the second half for additional income (buyer to confirm with town/county/state of rental possibilities). The home has been significantly renovated by the owner in the last few years , but there are a few finishes that the new homeowner will have to complete, if they so desire.

Key facts

• 0.24 acre lot
• Built 1910
• Listed 38 days

Property features AI

Finance

• Other: Ownership: fee simple; Total below-grade area reported as 1,152 (assessor); Above-grade finished area reported as 1,888 (assessor)

Exterior

• Parking: Other parking type
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached property; Year built/effective year reported by assessor (effective 2026)
• Construction: Vinyl siding; Foundation: other; Other structures above and below grade
• Exterior features: Not in a federal flood zone; No tidal water

Interior

• Bedrooms: Three bedrooms on the first upper level; One bedroom on the main level; Two bedrooms on the first lower level
• Bathrooms: Four full bathrooms total: two full baths on the first upper level, one full bath on the main level, one full bath on the first lower level
• Heating & cooling: 90% forced air heating; Heating fuel: central and electric; Central air conditioning (electric); Electric hot water
• Interior features: One fireplace; Partially finished basement; Living area and finished/unfinished area reported by assessor

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-73 ($-871/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (26.1% below list).
• Recommended offer: $207k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.7% in Hurlock — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#332 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, schools F, amenities F.
• Dorchester County Public Schools (rural): math 10% / reading 23% proficiency, ranked #23 of 24 in MD (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 34 active listings in the ZIP; 81 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Dorchester County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $280k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $206,954 (26.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.74% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 11.3

CMA / ARV

• ARV (median comp): $427,444
• List price: $280,000
• Delta: -34.49%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.88×
• Total profit: $147,764
• Equity at exit: $252,246

10-year hold

• IRR: 20.9%
• Equity multiple: 6.59×
• Total profit: $438,560
• Equity at exit: $543,978

Cash invested: $78,400 (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 21643

• Home prices YoY: 15.5%
• Active inventory: 34
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,070 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$123 /mo · $1,470/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-73

Break-even live

Break-even rent $2,161

Max offer price $267,177

Occupancy floor 99%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $280,000 Coming Soon 39 DOM
2. 2026-06-17
   days on market $280,000 Coming Soon 38 DOM
3. 2026-06-16
   days on market $280,000 Coming Soon 37 DOM
4. 2026-06-15
   days on market $280,000 Coming Soon 36 DOM
5. 2026-06-13
   days on market $280,000 Coming Soon 34 DOM
6. 2026-06-12
   days on market $280,000 Coming Soon 33 DOM
7. 2026-06-09
   days on market $280,000 Coming Soon 30 DOM
8. 2026-06-08
   days on market $280,000 Coming Soon 29 DOM
9. 2026-06-07
   days on market $280,000 Coming Soon 28 DOM
10. 2026-06-07
    days on market $280,000 Coming Soon 27 DOM
11. 2026-06-04
    days on market $280,000 Coming Soon 24 DOM
12. 2026-06-02
    days on market $280,000 Coming Soon 23 DOM
13. 2026-06-01
    days on market $280,000 Coming Soon 22 DOM
14. 2026-05-31
    days on market $280,000 Coming Soon 21 DOM
15. 2026-05-31
    days on market $280,000 Coming Soon 20 DOM
16. 2026-05-11
    historical $280,000 676-char remark
17. 2008-02-29
    soldstatus $70,000
18. 2005-10-24
    soldstatus $45,000

ⓘ 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: $1,470 · $123/mo
• Projected year-2 tax: $2,261 · $188/mo
• Expected delta: +$791/yr (+$66/mo · 53.8%)

ⓘ 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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $24,834
• − Mortgage interest: −$15,684
• − Property taxes: −$1,470
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − Depreciation: −$8,145
• Taxable loss: −$5,839
• Est. tax savings @ 24.0%: +$1,401
• After-tax cash flow: $530/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: Dorchester County Public Schools
• NCES district ID: 2400300
• Math proficiency: 10% ▼ -14.00%
• Reading proficiency: 23% ▼ -12.00%
• Median HH income: $46,767
• Composite: 14.65/100
• National rank: #9404
• State rank: #23 of 24 in MD

Livability — Hurlock

• Score: 61/100
• State rank: #332
• US rank: #17536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hurlock, MD
• Population (ZIP): 5,176

Population outlook (Dorchester County) Hauer SSP2

• Today (2025): 31,699 people
• By 2030: 31,054 · -2.0%
• By 2040: 29,712 · -6.3%
• By 2050: 28,618 · -9.7%
• By 2075: 28,436 · -10.3%
• By 2100: 28,937 · -8.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 61% Black 28% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Dorchester

• 2024 margin: R (+14.6) · D 41.6% · R 56.1% · Other 2.3%
• 2008→2024 swing: -6.3pp toward R · 2008: -8.2pp · 2024: -14.6pp
• All cycles: 2024: R+14.6 2020: R+11.9 2016: R+16.0 2012: R+6.6 2008: R+8.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 52.36%
• Current HPI: 390.419
• 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

+522.2% since first listed

3 events — show timeline

• 2026-05-11 Coming Soon $280,000 BRIGHT MLS
• 2008-02-29 Sold (Public Records) $70,000 Public Records
• 2005-10-24 Sold (Public Records) $45,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,470 · +9.1% YoY. Source: county tax records.