312 S Haven Ave · Salisbury, MD 21804

$200,000

3 bd · 1.0 ba · 1,212 sqft · SingleFamily public records · 31 Days on market

Built 1954 5,335 sqft lot Est $225k · 11% 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).

• Cash flow +16.6/30.0
• ARV discount +12.6/15.0
• DSCR +5.1/10.0
• Rent growth +3.4/5.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3 bedroom residential property within walking distance from both Bennett High School and Salisbury University. Second floor has been completely remodeled adding a 3rd very large bedroom. Centrally located within walking distance from dining, shopping and fitness centers. Property is ideal for location and priced to sell quickly. Don't miss out on this opportunity while looking for your first home or investment property!

Key facts

• 5,335 sq ft lot
• 2 parking spots
• Built 1954

Property features AI

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Detached single-family home; Architectural shingle roof; Above-grade finished living area reported by assessor
• Construction: Stick-built construction with vinyl siding; Block foundation; Installed window screens
• Exterior features: Patio(s); Rear wrought iron fencing; Not in a federal flood zone; Located in city limits (Salisbury)

Interior

• Kitchen: Stove; Refrigerator
• Bedrooms: Two main-level bedrooms; One upper-level bedroom
• Flooring: Hardwood
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Heat pump(s); Electric baseboard heating; Central air (electric)
• Interior features: Hardwood flooring; Living Room; Full Bath
• Laundry & utility: Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $119 ($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 $165k (17.6% below list).
• Recommended offer: $165k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.8% in Salisbury — 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 60/100 on livability (#351 in MD) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: crime F, amenities F, commute F.
• Wicomico County Public Schools (urban): math 16% / reading 26% proficiency, ranked #19 of 24 in MD (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Prince Street School (math 5% / reading 8%, grade F, #740 of 860 statewide, top 87%, 854 students, 64% FRL); Bennett Middle (math 13% / reading 29%, grade F, #134 of 225 statewide, top 62%, 906 students, 48% FRL); James M. Bennett High (math 55% / reading 66%, grade C+, #71 of 222 statewide, top 32%, 1,343 students, 44% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising (+3.8%/yr); 201 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 278 units permitted in Wicomico County in 2024 (44 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.
• Wicomico County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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 $67k; list at $200k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $164,714 (17.6% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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 D-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: 0.82% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $225,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 S Haven Ave	0.00mi	3/1.0	1,212 (0%)	1mo	$197,000	$163	99
716 Edgar Dr	0.34mi	3/1.0	1,288 (+6%)	5mo	$239,900	$186	69
316 Pryor Ave	0.07mi	3/2.0	1,350 (+11%)	6mo	$275,000	$204	69
703 Madison St	0.43mi	4/1.5 (+1)	1,176 (-3%)	4mo	$249,500	$212	65
912 Hanover St	0.59mi	2/1.0 (-1)	1,194 (-2%)	2mo	$184,000	$154	64
902 Hanson St	0.55mi	4/2.0 (+1)	1,260 (+4%)	4mo	$233,000	$185	56
305 Prince St	0.43mi	3/1.5	1,061 (-12%)	6mo	$215,000	$203	52
505 E College Ave	0.36mi	4/2.0 (+1)	1,344 (+11%)	5mo	$220,000	$164	52
406 Grove Pl	0.36mi	4/2.0 (+1)	1,350 (+11%)	6mo	$141,000	$104	50
221 North Blvd	0.62mi	4/2.0 (+1)	1,268 (+5%)	6mo	$220,000	$174	50
213 Lloyd St	0.55mi	4/2.0 (+1)	1,330 (+10%)	2mo	$252,500	$190	47
232 Ohio Ave	0.70mi	3/1.5	1,068 (-12%)	7mo	$230,000	$215	40

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 · 3.78% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.58×
• Total profit: $-23,600
• Equity at exit: $29,821

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-5,728
• Equity at exit: $17,292

Cash invested: $56,000 (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 21804

• Home prices YoY: -26.7%
• Rents YoY: 3.8%
• Active inventory: 201
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,647 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$50 /mo · $596/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $119

Break-even live

Break-even rent $1,496

Max offer price $200,000

Occupancy floor 88%

Sensitivity live

Price	-10% $233	-5% $176	+0% $119	+5% $63	+10% $6
Rent	-10% $-11	-5% $54	+0% $119	+5% $184	+10% $250
Rate	-1.0pp $220	-0.5pp $170	base $119	+0.5pp $68	+1.0pp $15

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Princeton Ave Salisbury, MD	4.0	1.0	1023	$1,500	$1.47	45d	1	0.06mi
1014 Cecil St Salisbury, MD	3.0	1.0	1023	$1,500	$1.47	45d	1	0.16mi
306 Carrollton Ave Salisbury, MD	4.0	1.0	1163	$1,700	$1.46	45d	1	0.16mi
1008 Adams Ave Unit 11D Salisbury, MD	2.0	1.0	918	$1,250	$1.36	23d	1	0.18mi
1022 Adams Ave Unit 1D Salisbury, MD	2.0	1.0	918	$1,400	$1.53	45d	1	0.18mi
1027 Adams Ave Ste A Salisbury, MD	2.0	1.0–2.0	576	$1,425	$2.47	15d	13	0.25mi
504 Juniper St Salisbury, MD	3.0	1.0	960	$1,595	$1.66	23d	1	0.30mi
719 Shiloh St Unit 1 Salisbury, MD	3.0	1.0	1152	$1,625	$1.41	15d	1	0.37mi
1017 Tyler Ave Salisbury, MD	2.0	1.0	1024	$1,650	$1.61	23d	1	0.38mi
146 Onley Rd Salisbury, MD	3.0	1.0	960	$1,550	$1.61	45d	1	0.54mi
101 Cedar Xing Salisbury, MD	4.0	2.0–4.0	965	$1,375	$1.42	15d	9	0.56mi
231 Newton St Unit A Salisbury, MD	3.0	1.0	1000	$1,595	$1.59	45d	1	0.82mi
231 Newton St Unit B Salisbury, MD	2.0	1.0	736	$1,400	$1.90	45d	1	0.82mi
826 S Schumaker Dr Salisbury, MD	1.0–3.0	1.0–2.5	1022	$1,876	$1.84	15d	5	0.93mi
1000 Marley Manor Dr Salisbury, MD	2.0–3.0	2.0	1225	$2,076	$1.69	15d	20	0.97mi
1405 Bantry Ln Salisbury, MD	2.0	2.0	986	$1,800	$1.83	23d	1	1.03mi
304 Glen Ave Salisbury, MD	1.0–2.0	1.0	675	$1,300	$1.93	45d	4	1.04mi
518 Alabama Ave Salisbury, MD	1.0–3.0	1.0–2.5	1028	$1,784	$1.73	15d	14	1.07mi
550 Riverside Dr Salisbury, MD	3.0	2.0	1250	$1,975	$1.58	45d	1	1.09mi
218 W Main St Unit 401 Salisbury, MD	2.0	1.0	1060	$1,695	$1.60	45d	1	1.10mi
529 E William St Salisbury, MD	3.0	1.0	1057	$1,495	$1.41	23d	1	1.18mi
308 N Division St #12 Salisbury, MD	2.0	1.0	990	$1,295	$1.31	45d	1	1.29mi
255 Canal Park Dr Apt C Salisbury, MD	4.0	2.0	1250	$1,600	$1.28	45d	1	1.32mi

Listing history 12 events

1. 2026-04-26
   historical Active Under Contract
2. 2026-03-26
   listed $200,000 Active
3. 2014-02-22
   soldstatus $67,000 432-char remark

   Show marketing remark (432 chars)

   Spacious 3 bedroom residential property within walking distance from both Bennett High School and Salisbury University. Second floor has been completely remodeled adding a 3rd very large bedroom. Centrally located within walking distance from dining, shopping and fitness centers. Property is ideal for location and priced to sell quickly. Don't miss out on this opportunity while looking for your first home or investment property!

4. 2014-02-14
   soldstatus $67,000
5. 2014-01-01
   listed $69,995 432-char remark

   Show marketing remark (432 chars)

   Spacious 3 bedroom residential property within walking distance from both Bennett High School and Salisbury University. Second floor has been completely remodeled adding a 3rd very large bedroom. Centrally located within walking distance from dining, shopping and fitness centers. Property is ideal for location and priced to sell quickly. Don't miss out on this opportunity while looking for your first home or investment property!

6. 2002-11-27
   soldstatus $73,900
7. 2002-11-15
   soldstatus $75,900 202-char remark

   Show marketing remark (202 chars)

   Nicely updated- fenced back yard, central air, remodeled bathroom, new carpet on finished second floor (could be 3rd BR), great starter home! Settlement contingent on owners buying home of their choice.

8. 2002-09-30
   historical 202-char remark

   Show marketing remark (202 chars)

   Nicely updated- fenced back yard, central air, remodeled bathroom, new carpet on finished second floor (could be 3rd BR), great starter home! Settlement contingent on owners buying home of their choice.

9. 2002-09-16
   listed $73,900 202-char remark

   Show marketing remark (202 chars)

   Nicely updated- fenced back yard, central air, remodeled bathroom, new carpet on finished second floor (could be 3rd BR), great starter home! Settlement contingent on owners buying home of their choice.

10. 2000-10-04
    soldstatus $56,000
11. 2000-09-29
    soldstatus $56,000
12. 2000-08-24
    listed $56,000

ⓘ 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: $596 · $50/mo
• Projected year-2 tax: $1,388 · $116/mo
• Expected delta: +$792/yr (+$66/mo · 132.8%)

ⓘ 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 9/10 Extreme 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,766
• − Mortgage interest: −$11,203
• − Property taxes: −$596
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$5,818
• Taxable loss: −$2,015
• Est. tax savings @ 24.0%: +$483
• After-tax cash flow: $1,916/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: Wicomico County Public Schools
• NCES district ID: 2400690
• Math proficiency: 16% ▼ -18.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $51,745
• Composite: 18.87/100
• National rank: #8860
• State rank: #19 of 24 in MD

Livability — Salisbury

• Score: 60/100
• State rank: #351
• US rank: #18948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salisbury, MD
• County: Wicomico County · 75,969 people
• City population: 70,518
• Metro: Salisbury, MD-DE
• Population (ZIP): 40,430
• Household income: $73,156
• Rent vs Own: 48.6% rent · 51.4% own
• Severe rent burden: 2096.0

Population outlook (Wicomico County) Hauer SSP2

• Today (2025): 108,548 people
• By 2030: 111,783 · +3.0%
• By 2040: 118,139 · +8.8%
• By 2050: 123,641 · +13.9%
• By 2075: 139,784 · +28.8%
• By 2100: 145,334 · +33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Black 30% Two or more races 9% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Hispanic 8% Romanian 3% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam, South Korea
• Languages at home: 83% English-only · French/Haitian/Cajun 7% Spanish 5% Other Indo-European 2%

Political lean MEDSL · Wicomico

• 2024 margin: Lean R (+5.5) · D 46.1% · R 51.5% · Other 2.4%
• 2008→2024 swing: +0.3pp no change · 2008: -5.8pp · 2024: -5.5pp
• All cycles: 2024: R+5.5 2020: R+1.9 2016: R+11.6 2012: R+6.9 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.15%
• Current HPI: 230.6099
• Rent YoY: ▲ 3.78%
• 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

+257.1% since first listed

12 events — show timeline

• 2026-04-26 Contingent — BRIGHT MLS
• 2026-03-26 Listed $200,000 BRIGHT MLS
• 2014-02-22 Sold (MLS) $67,000 BRIGHT MLS
• 2014-02-14 Sold (Public Records) $67,000 Public Records
• 2014-01-01 Listed $69,995 BRIGHT MLS
• 2002-11-27 Sold (Public Records) $73,900 Public Records
• 2002-11-15 Sold (MLS) $75,900 BRIGHT MLS
• 2002-09-30 Listing Removed — BRIGHT MLS
• 2002-09-16 Listed $73,900 BRIGHT MLS
• 2000-10-04 Sold (Public Records) $56,000 Public Records
• 2000-09-29 Sold (MLS) $56,000 BRIGHT MLS
• 2000-08-24 Listed $56,000 BRIGHT MLS

Property tax history

-4.1%/yr

Latest (2025): $596 · +1.6% YoY. Source: county tax records.