1059 Frenchtown Rd · Elkton, MD 21921

$259,900

3 bd · 3.0 ba · 2,546 sqft · SingleFamily public records · 164 Days on market

Built 1900 0.68 ac lot $102/sqft · 24% below area Est $341k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.3/30.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large single-family home offering over 2,000 square feet of living space and ready for renovation. Situated on a spacious, level 0.68-acre lot, this property presents an excellent opportunity to restore a home with incredible potential. Features include a detached two-car garage, a partial wrap-around covered front porch, and an additional storage shed at the rear of the property. The expansive yard provides ample space for gardening, outdoor structures, or creating your own private retreat. With vision and effort, this home can truly shine again. Priced to sell and well worth the investment—don’t miss this opportunity to bring your imagination to life.

Key facts

• Expansive yard
• Spacious level lot
• 0.68 acre lot

Tags

• DETACHED TWO-CAR GARAGE
• ADDITIONAL STORAGE SHED
• SPACIOUS LEVEL LOT
• EXPANSIVE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (21.4% below list).
• Recommended offer: $204k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 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.
• Zoned schools: Holly Hall Elementary (math 8% / reading 12%, grade F, #614 of 860 statewide, top 75%, 436 students, 74% FRL); Bohemia Manor Middle (math 12% / reading 35%, grade F, #118 of 225 statewide, top 54%, 436 students, 48% FRL); Bohemia Manor High (math 52% / reading 77%, grade B-, #55 of 222 statewide, top 26%, 626 students, 38% FRL) — zoned schools average 53% FRL vs 37% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 206 active listings in the ZIP; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 28y ago; this cycle's ask has dropped $50k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $152k; list at $260k implies a 71% 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: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,165 (21.4% 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 164 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.79% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 10.6

CMA / ARV

• ARV (median comp): $341,419
• List price: $259,900
• Delta: -23.88%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.32×
• Total profit: $-49,695
• Equity at exit: $38,752

10-year hold

• IRR: -13.9%
• Equity multiple: 0.22×
• Total profit: $-56,924
• Equity at exit: $22,471

Cash invested: $72,772 (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: 206
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,042 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$239 /mo · $2,862/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-97

Break-even live

Break-even rent $2,164

Max offer price $242,787

Occupancy floor 100%

Sensitivity live

Price	-10% $50	-5% $-23	+0% $-97	+5% $-170	+10% $-244
Rent	-10% $-258	-5% $-178	+0% $-97	+5% $-16	+10% $64
Rate	-1.0pp $34	-0.5pp $-31	base $-97	+0.5pp $-164	+1.0pp $-233

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-21
   days on market $259,900 Active 164 DOM
2. 2026-06-18
   days on market $259,900 Active 161 DOM
3. 2026-06-17
   days on market $259,900 Active 160 DOM
4. 2026-06-16
   days on market $259,900 Active 159 DOM
5. 2026-06-15
   days on market $259,900 Active 158 DOM
6. 2026-06-13
   days on market $259,900 Active 156 DOM
7. 2026-06-09
   days on market $259,900 Active 152 DOM
8. 2026-06-08
   days on market $259,900 Active 151 DOM
9. 2026-06-07
   pricedays on market $259,900 Active 150 DOM
10. 2026-06-04
    days on market $269,900 Active 147 DOM
11. 2026-06-03
    days on market $269,900 Active 146 DOM
12. 2026-06-02
    days on market $269,900 Active 145 DOM
13. 2026-06-01
    days on market $269,900 Active 144 DOM
14. 2026-05-31
    days on market $269,900 Active 143 DOM
15. 2026-04-29
    price $269,900 673-char remark

    Show marketing remark (673 chars)

    Large single-family home offering over 2,000 square feet of living space and ready for renovation. Situated on a spacious, level 0.68-acre lot, this property presents an excellent opportunity to restore a home with incredible potential. Features include a detached two-car garage, a partial wrap-around covered front porch, and an additional storage shed at the rear of the property. The expansive yard provides ample space for gardening, outdoor structures, or creating your own private retreat. With vision and effort, this home can truly shine again. Priced to sell and well worth the investment—don’t miss this opportunity to bring your imagination to life.

16. 2026-03-23
    price $279,900 673-char remark

    Show marketing remark (673 chars)

    Large single-family home offering over 2,000 square feet of living space and ready for renovation. Situated on a spacious, level 0.68-acre lot, this property presents an excellent opportunity to restore a home with incredible potential. Features include a detached two-car garage, a partial wrap-around covered front porch, and an additional storage shed at the rear of the property. The expansive yard provides ample space for gardening, outdoor structures, or creating your own private retreat. With vision and effort, this home can truly shine again. Priced to sell and well worth the investment—don’t miss this opportunity to bring your imagination to life.

17. 2026-03-11
    status Active 673-char remark

    Show marketing remark (673 chars)

    Large single-family home offering over 2,000 square feet of living space and ready for renovation. Situated on a spacious, level 0.68-acre lot, this property presents an excellent opportunity to restore a home with incredible potential. Features include a detached two-car garage, a partial wrap-around covered front porch, and an additional storage shed at the rear of the property. The expansive yard provides ample space for gardening, outdoor structures, or creating your own private retreat. With vision and effort, this home can truly shine again. Priced to sell and well worth the investment—don’t miss this opportunity to bring your imagination to life.

18. 2026-03-01
    historical 673-char remark

    Show marketing remark (673 chars)

    Large single-family home offering over 2,000 square feet of living space and ready for renovation. Situated on a spacious, level 0.68-acre lot, this property presents an excellent opportunity to restore a home with incredible potential. Features include a detached two-car garage, a partial wrap-around covered front porch, and an additional storage shed at the rear of the property. The expansive yard provides ample space for gardening, outdoor structures, or creating your own private retreat. With vision and effort, this home can truly shine again. Priced to sell and well worth the investment—don’t miss this opportunity to bring your imagination to life.

19. 2026-02-10
    price $294,900 673-char remark

    Show marketing remark (673 chars)

    Large single-family home offering over 2,000 square feet of living space and ready for renovation. Situated on a spacious, level 0.68-acre lot, this property presents an excellent opportunity to restore a home with incredible potential. Features include a detached two-car garage, a partial wrap-around covered front porch, and an additional storage shed at the rear of the property. The expansive yard provides ample space for gardening, outdoor structures, or creating your own private retreat. With vision and effort, this home can truly shine again. Priced to sell and well worth the investment—don’t miss this opportunity to bring your imagination to life.

20. 2025-12-29
    listed $309,900 Active 673-char remark

    Show marketing remark (673 chars)

    Large single-family home offering over 2,000 square feet of living space and ready for renovation. Situated on a spacious, level 0.68-acre lot, this property presents an excellent opportunity to restore a home with incredible potential. Features include a detached two-car garage, a partial wrap-around covered front porch, and an additional storage shed at the rear of the property. The expansive yard provides ample space for gardening, outdoor structures, or creating your own private retreat. With vision and effort, this home can truly shine again. Priced to sell and well worth the investment—don’t miss this opportunity to bring your imagination to life.

21. 2024-04-12
    historical
22. 2024-03-20
    price $350,000
23. 2024-02-17
    price $380,000
24. 2024-01-21
    listed $390,000 Active
25. 2021-04-29
    historical
26. 2021-04-15
    price $349,900
27. 2021-03-24
    price $359,900
28. 2021-03-21
    price $379,500
29. 2021-03-11
    listed $399,500 Active
30. 2018-08-21
    historical
31. 2018-08-21
    historical
32. 2018-08-21
    historical Withdrawn
33. 2018-08-20
    price $299,999
34. 2018-08-07
    price $314,900
35. 2018-07-17
    listed $329,000 Active
36. 2018-07-17
    listed Active
37. 2018-07-15
    listed $329,000 Active
38. 1999-04-28
    soldstatus $152,000
39. 1999-03-19
    soldstatus $136,800
40. 1999-02-12
    historical
41. 1998-07-01
    listed $154,000
42. 1989-03-15
    soldstatus $97,000

ⓘ 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: $2,862 · $239/mo
• Projected year-2 tax: $2,862 · $239/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,500
• − Mortgage interest: −$14,558
• − Property taxes: −$2,862
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$7,561
• Taxable loss: −$5,701
• Est. tax savings @ 24.0%: +$1,368
• After-tax cash flow: $206/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 — 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

+178.2% since first listed

28 events — show timeline

• 2026-04-29 Price Changed $269,900 BRIGHT MLS
• 2026-03-23 Price Changed $279,900 BRIGHT MLS
• 2026-03-11 Relisted — BRIGHT MLS
• 2026-03-01 Listing Removed — BRIGHT MLS
• 2026-02-10 Price Changed $294,900 BRIGHT MLS
• 2025-12-29 Listed $309,900 BRIGHT MLS
• 2024-04-12 Listing Removed — BRIGHT MLS
• 2024-03-20 Price Changed $350,000 BRIGHT MLS
• 2024-02-17 Price Changed $380,000 BRIGHT MLS
• 2024-01-21 Listed $390,000 BRIGHT MLS
• 2021-04-29 Listing Removed — BRIGHT MLS
• 2021-04-15 Price Changed $349,900 BRIGHT MLS
• 2021-03-24 Price Changed $359,900 BRIGHT MLS
• 2021-03-21 Price Changed $379,500 BRIGHT MLS
• 2021-03-11 Listed $399,500 BRIGHT MLS
• 2018-08-21 Listing Removed — BRIGHT MLS
• 2018-08-21 Listing Removed — BRIGHT MLS
• 2018-08-21 Delisted — MRIS
• 2018-08-20 Price Changed $299,999 BRIGHT MLS
• 2018-08-07 Price Changed $314,900 BRIGHT MLS
• 2018-07-17 Listed — MRIS
• 2018-07-17 Listed $329,000 BRIGHT MLS
• 2018-07-15 Listed $329,000 BRIGHT MLS
• 1999-04-28 Sold (Public Records) $152,000 Public Records
• 1999-03-19 Sold (MLS) $136,800 MRIS
• 1999-02-12 Delisted — MRIS
• 1998-07-01 Listed $154,000 MRIS
• 1989-03-15 Sold (Public Records) $97,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,862 · +20.0% YoY. Source: county tax records.