77 Woods Way · North East, MD 21921

$140,000

2 bd · 2.0 ba · 1,512 sqft · SingleFamily · 11 Days on market

Built 2000 Good condition Est $224k · 37% 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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +3.1/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready manufactured rancher located in the highly sought-after 55+ community of Cecil Woods. As you enter the front door, you are greeted with a bright living room with laminate plank flooring, which flows seamlessly into the dining room. The kitchen offers ample cabinet space and a breakfast nook. Down the hall is a utility/laundry room with exterior access, two spacious bedrooms, and two full bathrooms. The primary bedroom offers a walk-in closet and expansive ensuite bathroom with double sink. Exterior features include a charming front porch and storage shed. HVAC new within the last year! NO PROPERTY TAXES! Current ground rent is $665/month. Monthly ground rent includes community

Key facts

• Breakfast nook
• Utility laundry room
• Bright living room

Tags

• MANUFACTURED RANCHER
• BRIGHT LIVING ROOM
• LAMINATE PLANK FLOORING
• AMPLE CABINET SPACE
• BREAKFAST NOOK
• UTILITY LAUNDRY ROOM

Property features AI

Finance

• Other: Property manager present; Ground rent listed as an annual/recurring expense
• Financial info: Ground rent exists and is paid monthly
• HOA & community: Association amenities include clubhouse, community center, exercise room, game room, library, meeting/party rooms, billiard room, common grounds, jog/walk path; retirement community services; HOA covers common area maintenance, water, sewer, trash, and snow removal

Exterior

• Parking: Paved driveway; Two driveway parking spaces (total 2 parking spaces)
• Utilities: Public water; Public sewer; Electric hot water; Electric cooling; Propane heating
• Home design: Manufactured double-wide home; Estimated year built; Level entry with accessibility improvements; Senior community (55+)
• Construction: Vinyl siding; Shingle roof; Slab and crawl space foundation; Double-wide (27 ft by 56 ft)
• Exterior features: Porch; Sidewalks; Shed; Above-grade outdoor structures

Interior

• Kitchen: Dishwasher; Gas range/oven; Microwave; Range hood; Refrigerator; Stainless steel appliances
• Bedrooms: Two main-level bedrooms; Entry-level bedroom
• Flooring: Laminate plank; Carpet
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Central heating; Propane (metered) fuel for heat; Central electric air conditioning
• Interior features: Open floor plan; Combination dining/living area; Dining area; Breakfast area; Kitchen with table space; Ceiling fans; Stall shower; Tub/shower combination; Storm door(s)
• Laundry & utility: Washer and dryer included; Electric hot water

🏷️ Possibly a rental listed for sale. The $140,000 price doesn't fit this home's estimated sale value (~$223,776) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 10.8% vs local median 3.2% in North East — 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 (#164 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D+, crime D-, 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: Leeds Elementary (math 8% / reading 12%, grade F, #614 of 860 statewide, top 75%, 334 students, 56% FRL); North East Middle (math 8% / reading 29%, grade F, #159 of 225 statewide, top 73%, 791 students, 54% FRL); North East High (math 32% / reading 78%, grade C, #88 of 222 statewide, top 40%, 1,069 students, 49% 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; 2 comparable units currently listed for rent nearby; 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $140,000

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. 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?
4. 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.
5. 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.
6. 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: 1.35% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.23%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $223,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Woods Way	0.05mi	2/2.0	1,384 (-8%)	0mo	$185,000	$134	83
57 Admirals Way	0.23mi	2/2.0	1,588 (+5%)	3mo	$248,000	$156	79
12 Tern Ct	0.06mi	2/2.0	1,384 (-8%)	7mo	$130,000	$94	77
22 Farragut Ct	0.24mi	2/2.0	1,620 (+7%)	4mo	$240,000	$148	73
20 Nimitz Ct	0.16mi	2/2.0	1,588 (+5%)	13mo	$240,000	$151	73
167 Woods Way	0.10mi	3/2.0 (+1)	1,344 (-11%)	1mo	$145,000	$108	71
6 Raven Ct	0.10mi	3/2.0 (+1)	1,336 (-12%)	1mo	$120,000	$90	70
10 Woods Way	0.12mi	2/2.0	1,344 (-11%)	10mo	$127,000	$94	68
16 Farragut Ct	0.23mi	2/2.0	1,620 (+7%)	14mo	$243,000	$150	66
213 Woods Way	0.18mi	2/2.0	1,736 (+15%)	6mo	$140,000	$81	62
653 Mechanics Valley Rd	0.57mi	3/2.0 (+1)	1,556 (+3%)	7mo	$345,000	$222	58
57 Falls Rd	0.61mi	3/1.0 (+1)	1,635 (+8%)	5mo	$330,000	$202	45

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.25×
• Total profit: $9,832
• Equity at exit: $20,874

10-year hold

• IRR: 15.2%
• Equity multiple: 2.20×
• Total profit: $46,956
• Equity at exit: $12,105

Cash invested: $39,200 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,896 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $530

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 67%

Sensitivity live

Price	-10% $627	-5% $579	+0% $530	+5% $482	+10% $434
Rent	-10% $381	-5% $455	+0% $530	+5% $605	+10% $680
Rate	-1.0pp $601	-0.5pp $566	base $530	+0.5pp $494	+1.0pp $457

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Cypress Dr North East, MD	3.0	1.5	1540	$2,000	$1.30	3d	1	1.31mi
30 Sycamore Dr North East, MD	2.0	1.5	1188	$1,750	$1.47	18d	1	1.37mi

Listing history 7 events

1. 2026-06-21
   days on market $140,000 Active 11 DOM
2. 2026-06-18
   days on market $140,000 Active 8 DOM
3. 2026-06-17
   days on market $140,000 Active 7 DOM
4. 2026-06-16
   days on market $140,000 Active 6 DOM
5. 2026-06-15
   days on market $140,000 Active 5 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $140,000 Active 3 DOM

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

Taxation est. · year 1

• Rental income: $22,752
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$4,073
• Taxable income: $4,397
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $5,309/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 · 13 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured rancher is in good condition with minimal repairs needed. It offers a bright and spacious interior with good curb appeal.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint enhances curb appeal and property value
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Fresh paint enhances curb appeal and property value ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs ↑

ⓘ 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: 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 — North East

• Score: 70/100
• State rank: #164
• US rank: #7366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cecil County · 65,041 people
• City population: 19,514
• 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

1 event — show timeline

• 2026-06-10 Listed $140,000 BRIGHT MLS