7492 Madeline Cir · Parsonsburg, MD 21849

$84,900

3 bd · 2.0 ba · 1,008 sqft · SingleFamily · 17 Days on market

Built 1994 Good condition $84/sqft · 62% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 7492 Madeline Circle! This 3-bedroom, 2 Full bath home features many updates since 2022. Located in the private, wooded community of Pine Tree Mobile Estates, a 55+ Community. Enjoy low Lot Rent of $310.00 a month and convenience to both the Beach and Salisbury. Enjoy nice spring evenings on the screened porch and watch the beauty of nature. On a corner lot that adds more privacy & serenity! Current owners have done extensive updating to the home including new Central AC, New Flooring, Primary Bathroom w/ Walk-In Shower, New Shed, New Kitchen including a 5.5' wide Pantry, LG Refrigerator, Samsung Smooth Top Convection Oven and so much more! Great opportunity to buy a new

Key facts

• 2 parking spots
• Built 1994
• Listed 17 days

Property features AI

Finance

• Other: Not in a federal flood zone; Pet friendly with size/weight, breed and number restrictions; Directions: GPS recommended; Outside city limits; Income/expense note: Annual ground rent
• Financial info: Lease not considered
• HOA & community: Property manager present; Ground rent exists ($310 monthly)

Exterior

• Parking: Driveway parking (2 spaces); Total 2 garage/parking spaces
• Utilities: Private/community water; Community septic tank
• Home design: Manufactured home (single wide); Estimated year of major renovation: 2022; Model: Vogue; Make: Fleetwood; Width 14 ft, length 72 ft; Senior community (55+); Ownership: ground rent
• Construction: Single wide manufactured construction
• Exterior features: Corner lot; Backs to trees; Above-grade other structures

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating; Central air conditioning; Hot water: electric; Heating fuel: leased propane
• Interior features: Estimated living area; Gas/propane fireplace (1)
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#414 in MD) — a working-class tenant base; expect higher turnover. Strengths: housing A, cost of living B; Watch: schools F, crime F, amenities 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.
• Market conditions: 24 active listings in the ZIP; 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 $587 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Recommended offer $83,626 (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 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?
3. 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?
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: 1.64% ✓
• Cap rate: 13.53%
• Cash-on-cash: 25.85%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (median comp): $221,853
• List price: $84,900
• Delta: -61.73%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7495 Madeline Cir	0.03mi	3/2.0	980 (-3%)	7mo	$119,000	$121	88

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: 19.5%
• Equity multiple: 1.79×
• Total profit: $18,874
• Equity at exit: $12,659

10-year hold

• IRR: 27.8%
• Equity multiple: 3.46×
• Total profit: $58,511
• Equity at exit: $7,341

Cash invested: $23,772 (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 21849

• Home prices YoY: -5.5%
• Active inventory: 24
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,391 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $512

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 58%

Sensitivity live

Price	-10% $571	-5% $541	+0% $512	+5% $483	+10% $453
Rent	-10% $402	-5% $457	+0% $512	+5% $567	+10% $622
Rate	-1.0pp $555	-0.5pp $534	base $512	+0.5pp $490	+1.0pp $468

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-13
   status $84,900 Pending 17 DOM
2. 2026-05-06
   listed $84,900 Active 802-char remark
3. 2026-04-30
   historical $84,900 802-char remark

ⓘ 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: $16,690
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$2,470
• Taxable income: $5,096
• Est. tax owed @ 24.0%: −$1,223
• After-tax cash flow: $4,921/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 · 2 photos

Good 75/100 Extensive rehab

This 3-bedroom, 2-bath home in Pine Tree Mobile Estates has undergone extensive updates, including a new kitchen, bathrooms, and HVAC system, making it a great investment opportunity.

Repairs flagged

• Minor Landscaping — Some areas could benefit from trimming
• Minor Fencing — No visible fencing

Value-add opportunities

• Both Painting exterior — Fresh paint enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New fencing — Improves privacy and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Some areas could benefit from trimming	Minor	$500–3,000
Fencing · No visible fencing	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting exterior — Fresh paint enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New fencing — Improves privacy and adds 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 — Parsonsburg

• Score: 55/100
• State rank: #414
• US rank: #23152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,845

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: Predominantly White (86%)
• Race & ethnicity: White 86% Black 8% Two or more races 5%
• Common ancestry: Russian 7% Italian 4% Slovak 2%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Chinese 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: ▼ -14.76%
• Current HPI: 251.638
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-11 Pending — BRIGHT MLS
• 2026-05-23 Contingent — BRIGHT MLS
• 2026-05-06 Listed $84,900 BRIGHT MLS
• 2026-04-30 Coming Soon $84,900 BRIGHT MLS