718 State St · Sharptown, MD 21861

$110,000

3 bd · 1.0 ba · 1,574 sqft · SingleFamily public records · 5 Days on market

Built 1920 0.32 ac lot

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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 +29.8/30.0
• DSCR +10.0/10.0
• Appreciation +9.2/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Investor Special! This 3-bedroom, 1.5-bath home presents a fantastic opportunity for investors, flippers, or buyers looking to add their own personal touch. Offering a functional layout and plenty of potential to customize your vision. Whether you're looking for your next investment project, a rental property, or a home to restore and make your own, this property offers endless possibilities. Conveniently located just 5 minutes from the Delaware state line and approximately 25 minutes from Salisbury, this home provides easy access to shopping, dining, and everyday conveniences while still enjoying the charm of small-town living. Whether you're looking for your next investment property, rent

Key facts

• 0.32 acre lot
• Built 1920
• Listed 5 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service for cooling and hot water
• Home design: Detached property; Fee simple ownership
• Construction: Vinyl siding exterior; Crawl space foundation; Assessor-listed year built
• Exterior features: Not in a federal flood zone; No basement (no below-grade living area reported); Other structures listed above grade and below grade

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom on the main level; One half bathroom (total)
• Heating & cooling: Window air conditioning units (electric)
• Interior features: Assessor-listed living area
• Laundry & utility: Laundry on the main floor; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 61/100 on livability (#336 in MD) — a middle-class / working-renter tenant base. Strengths: 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: Northwestern Elementary (math 17% / reading 27%, grade F, #297 of 860 statewide, top 38%, 341 students, 54% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 9 active listings in the ZIP; 278 units permitted in Wicomico County in 2024 (44 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($761 loan paydown + $9k appreciation (8.4% local appreciation)).
• Wicomico County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $110k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 75% 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 $110,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.80%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $237,674
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Nanticoke St	0.22mi	3/1.0	1,470 (-7%)	2mo	$222,000	$151	77
507 Main St	0.35mi	4/2.0 (+1)	1,544 (-2%)	0mo	$190,000	$123	71
704 4th St	0.20mi	3/1.5	1,740 (+10%)	2mo	$195,000	$112	70
611 Main St	0.33mi	3/3.0	1,668 (+6%)	3mo	$315,000	$189	64
605 State St	0.17mi	3/2.0	1,773 (+13%)	6mo	$180,000	$102	62
604 State St	0.19mi	3/1.0	1,456 (-8%)	22mo	$117,000	$80	60
506 State St	0.25mi	4/2.5 (+1)	1,451 (-8%)	19mo	$400,000	$276	48
601 Taylor St	0.55mi	3/2.0	1,456 (-8%)	17mo	$268,000	$184	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 3.40×
• Total profit: $73,844
• Equity at exit: $86,471

10-year hold

• IRR: 29.2%
• Equity multiple: 7.34×
• Total profit: $195,194
• Equity at exit: $174,488

Cash invested: $30,800 (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 21861

• Home prices YoY: 2.9%
• Active inventory: 9
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,389 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $405

Break-even live

Break-even rent $876

Max offer price $110,000

Occupancy floor 66%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-09
   status $110,000 Pending 5 DOM
2. 2026-06-08
   days on market $110,000 Active 5 DOM
3. 2026-06-07
   remarks 699-char remark
4. 2026-06-07
   listed $110,000 Active 4 DOM

ⓘ 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: $832 · $69/mo
• Projected year-2 tax: $1,015 · $85/mo
• Expected delta: +$184/yr (+$15/mo · 22.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 6/10 Major 75% 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: $16,670
• − Mortgage interest: −$6,162
• − Property taxes: −$832
• − Insurance: −$550
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$3,200
• Taxable income: $3,260
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $4,083/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 — Sharptown

• Score: 61/100
• State rank: #336
• US rank: #17897

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharptown, MD
• Population (ZIP): 806

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 (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 3% Hispanic / Latino 1% Asian 1%
• Common ancestry: Romanian 4% Italian 1% Slovak 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Chinese 1% Spanish 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: ▲ 8.39%
• Current HPI: 297.9002
• 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

+547.1% since first listed

3 events — show timeline

• 2026-06-03 Listed $110,000 BRIGHT MLS
• 1994-08-02 Sold (Public Records) $59,900 Public Records
• 1987-06-03 Sold (Public Records) $17,000 Public Records

Property tax history

-1.5%/yr

Latest (2025): $832 · +5.1% YoY. Source: county tax records.