231 Sand Castle Blvd · Fruitland, MD 21826

$57,500

3 bd · 2.0 ba · 1,064 sqft · SingleFamily · 20 Days on market

Built 1998 Good condition 871 sqft lot $54/sqft · 39% below area Est $94k · 39% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully renovated mobile home in the heart of Fruitland, where modern updates, comfortable living, and affordable homeownership come together perfectly. This move-in-ready property offers a stylish feel while being functional and inviting from the moment you walk through the door. Step inside and immediately notice the fresh open-concept layout filled with natural light, updated flooring, and a clean modern aesthetic that flows throughout the entire home. Brand-new paint and upgraded lighting fixtures give the interior a polished look that feels both warm and contemporary. Every renovation throughout the home was completed with care, creating a property that truly feels

Key facts

• Improved curb appeal
• Updated flooring
• Brand-new paint

Tags

• RENOVATED MOBILE HOME
• OPEN-CONCEPT LAYOUT
• UPDATED FLOORING
• BRAND-NEW PAINT
• UPGRADED LIGHTING FIXTURES
• IMPROVED CURB APPEAL

Property features AI

Finance

• Other: Not in a federal flood zone
• Financial info: Ground rent exists: $410 monthly

Exterior

• Parking: Concrete driveway; Driveway with 2 spaces; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured single-wide home; Estimated year built
• Construction: Modular/manufactured construction; Single-wide width 14 ft, length 76 ft
• Exterior features: Deck(s); Shed; Above-grade other structures

Interior

• Kitchen: Electric range/oven; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Electric heating/cooling fuel
• Interior features: Ceiling fans; Entry-level bedroom
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $58k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $954 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $57k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.2% vs local median 3.6% in Fruitland — 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 70/100 on livability (#179 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A, health & safety A; Watch: amenities F, commute F, employment D-.
• 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: Fruitland Primary (475 students, 51% 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-school proficiency averages 41% at this address vs 21% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Wicomico County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 42 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 278 units permitted in Wicomico County in 2024 (44 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $398 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $56,637 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.98% ✓
• Cap rate: 26.21%
• Cash-on-cash: 71.13%
• DSCR: 4.16
• GRM: 2.8

CMA / ARV

• ARV (median comp): $94,056
• List price: $57,500
• Delta: -38.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Tiffany Dr	0.08mi	3/2.0	984 (-8%)	9mo	$70,000	$71	76
243 Sand Castle Blvd	0.05mi	2/2.0 (-1)	1,008 (-5%)	9mo	$80,000	$79	76
229 Sand Castle Blvd	0.01mi	3/2.0	938 (-12%)	5mo	$44,900	$48	76
613 S Camden Ave	0.45mi	3/2.0	1,056 (-1%)	4mo	$239,900	$227	74
410 Tiffany Dr	0.07mi	3/2.0	938 (-12%)	9mo	$55,000	$59	70
220 Sand Castle Blvd	0.06mi	2/2.0 (-1)	929 (-13%)	3mo	$40,000	$43	68
120 Ridgefield Ln	0.30mi	3/1.0	1,120 (+5%)	8mo	$201,500	$180	66
212 Hayward Ave	0.66mi	3/1.0	1,056 (-1%)	0mo	$112,500	$107	64
209 W Main St	0.57mi	3/1.5	1,092 (+3%)	6mo	$220,000	$201	62
115 Walden Dr	0.63mi	3/1.0	1,008 (-5%)	8mo	$160,000	$159	51
214 N Dulany Ave	0.61mi	2/1.0 (-1)	978 (-8%)	7mo	$115,000	$118	43
104 S Camden Ave	0.65mi	3/1.0	1,180 (+11%)	9mo	$210,990	$179	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.8%
• Equity multiple: 4.20×
• Total profit: $51,492
• Equity at exit: $8,573

10-year hold

• IRR: 74.7%
• Equity multiple: 8.65×
• Total profit: $123,211
• Equity at exit: $4,972

Cash invested: $16,100 (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 21826

• Home prices YoY: -7.6%
• Active inventory: 42
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$302
• Tax est. 1.5%: −$72 /mo · $862/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $954

Break-even live

Break-even rent $503

Max offer price $57,500

Occupancy floor 39%

Sensitivity live

Price	-10% $994	-5% $974	+0% $954	+5% $934	+10% $915
Rent	-10% $819	-5% $887	+0% $954	+5% $1,022	+10% $1,090
Rate	-1.0pp $983	-0.5pp $969	base $954	+0.5pp $939	+1.0pp $924

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 W Main St Fruitland, MD	2.0	1.0	1200	$1,100	$0.92	21d	1	0.44mi
413A Ogle Ave Fruitland, MD	3.0	1.0	864	$1,700	$1.97	21d	1	0.51mi
732 Wye Oak Dr Fruitland, MD	3.0	2.5	1396	$2,300	$1.65	44d	1	0.84mi
508 Hayward Ave Fruitland, MD	2.0	1.0	992	$1,450	$1.46	44d	1	0.93mi
801 W Main St Fruitland, MD	4.0	1.0	1232	$1,700	$1.38	44d	1	1.18mi

Listing history 2 events

1. 2026-06-15
   status $57,500 Pending 20 DOM
2. 2026-05-08
   listed $57,500 Active 1666-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,532
• − Mortgage interest: −$3,221
• − Property taxes: −$862
• − Insurance: −$288
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$1,673
• Taxable income: $11,204
• Est. tax owed @ 24.0%: −$2,689
• After-tax cash flow: $8,763/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.

Condition & rehab AI · 22 photos

Good 75/100 Cosmetic rehab

This move-in-ready mobile home offers a stylish and updated interior with fresh paint, modern appliances, and updated fixtures. The exterior is well-maintained, and the property is in good condition with minimal repairs needed.

Value-add opportunities

• Resale painting — Fresh paint enhances curb appeal and interior aesthetics
• Resale lighting — Upgraded lighting fixtures improve the home's ambiance and energy efficiency
• Both kitchen appliances — Modern appliances improve functionality and attract potential buyers
• Both bathroom fixtures — Updated fixtures enhance functionality and aesthetics
• Both flooring — Updated flooring improves comfort and durability
• Both landscaping — A well-maintained yard enhances curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Resale painting — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale lighting — Upgraded lighting fixtures improve the home's ambiance and energy efficiency ↑
• Both kitchen appliances — Modern appliances improve functionality and attract potential buyers ↑
• Both bathroom fixtures — Updated fixtures enhance functionality and aesthetics ↑
• Both flooring — Updated flooring improves comfort and durability ↑
• Both landscaping — A well-maintained yard enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Fruitland

• Score: 70/100
• State rank: #179
• US rank: #7980

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fruitland, MD
• County: Wicomico County · 75,969 people
• City population: 5,451
• Metro: Salisbury, MD-DE
• Population (ZIP): 5,451
• Household income: $64,946
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 294.0

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 0.65)
• Race & ethnicity: White 51% Black 27% Hispanic / Latino 14% Two or more races 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 2% Dominican 3%
• Common ancestry: Hispanic 2% Romanian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 77% English-only · Spanish 14% Other Asian/Pacific 4% Korean 1%

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: ▼ -19.52%
• Current HPI: 236.5727
• 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

3 events — show timeline

• 2026-06-15 Pending — BRIGHT MLS
• 2026-05-28 Contingent — BRIGHT MLS
• 2026-05-08 Listed $57,500 BRIGHT MLS