503 Market St · Pocomoke City, MD 21851

$85,000

4 bd · 1.0 ba · 1,920 sqft · SingleFamily public records · 7 Days on market

Built 1925 8,836 sqft 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

4 BEDROOMS AND 2 BATHS. THE HOME HAS ALL OF THE ORIGINAL UNPAINTED WOOD TRIM AND INTERIOR DOORS. ALL OF THE ORIGINAL CHARM. WALK UP STAIRS TO ATTIC. PARTIAL BASEMENT ( DO NOT ENTER). EXTERIOR IS VINYL SIDING. THE DRIVEWAY IS SHARED WITH PLENTY OF PARKING IN THE LARGE BACK YARD. THE DETACHED GARAGE HAS A COMMON WALL WITH ONE SIDE INCLUDED WITH THIS HOME. YOU AND YOUR AGENT MUST SIGN THE---- RELEASE AND HOLD HARMLESS AGREENENT---- BEFORE ENTERING THE PROPERTY. THERE APPEARS TO BE A STRUCTURAL ISSUE WIT A PORTION OF THE FIRST FLOOR. MOST OF THE PERSONAL PROPERTY IS INCLUDED WITH THE HOME.

Key facts

• Large back yard
• Vinyl siding
• Detached garage

Tags

• ORIGINAL UNPAINTED WOOD TRIM
• WALK UP STAIRS TO ATTIC
• VINYL SIDING
• LARGE BACK YARD
• DETACHED GARAGE

Property features AI

Finance

• Other: Ground rent paid annually

Exterior

• Parking: Detached garage (1 space); Driveway parking
• Utilities: Public water; Public sewer
• Home design: Detached structure; Fee simple ownership
• Construction: Vinyl siding; Block foundation; Built year per assessor
• Exterior features: Not in a federal flood zone; Above-grade and below-grade other structures

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Radiator heating
• Interior features: Partial basement; Two or more access exits

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $799 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 17.6% vs local median 5.6% in Pocomoke City — 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 71/100 on livability (#157 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment D+, crime F, amenities F.
• Worcester County Public Schools (town): math 30% / reading 44% proficiency, ranked #6 of 24 in MD (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 69 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 354 units permitted in Worcester County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Worcester County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.28% ✓
• Cap rate: 17.57%
• Cash-on-cash: 40.29%
• DSCR: 2.79
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $255,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
618 Walnut St	0.20mi	3/3.0 (-1)	1,952 (+2%)	5mo	$260,000	$133	71
615 Walnut St	0.16mi	3/2.0 (-1)	1,862 (-3%)	10mo	$205,000	$110	70
604 Market St	0.09mi	4/2.0	2,144 (+12%)	11mo	$250,000	$117	63
610 Clarke Ave	0.36mi	3/1.5 (-1)	1,799 (-6%)	5mo	$127,000	$71	61
907 2nd	0.50mi	4/2.5	1,848 (-4%)	13mo	$211,500	$114	53
604 Clarke Ave	0.35mi	4/3.5	2,100 (+9%)	6mo	$245,000	$117	53
8 2nd St	0.28mi	3/2.5 (-1)	2,108 (+10%)	8mo	$299,500	$142	53
324 Winter Quarters Dr	0.64mi	4/2.5	1,890 (-2%)	12mo	$287,000	$152	52
18 Greenway Ave	0.56mi	3/2.0 (-1)	1,783 (-7%)	4mo	$290,000	$163	50
1005 Market St	0.49mi	3/3.5 (-1)	1,893 (-1%)	12mo	$321,000	$170	50
909 Market St	0.42mi	3/2.0 (-1)	2,176 (+13%)	10mo	$270,000	$124	41
308 Winter Quarters Dr	0.53mi	3/2.0 (-1)	1,632 (-15%)	14mo	$280,900	$172	29

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: 36.8%
• Equity multiple: 2.56×
• Total profit: $37,236
• Equity at exit: $12,674

10-year hold

• IRR: 43.4%
• Equity multiple: 5.14×
• Total profit: $98,433
• Equity at exit: $7,349

Cash invested: $23,800 (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 21851

• Home prices YoY: -4.0%
• Active inventory: 69
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,936 high
• Mortgage (P&I): −$446
• Tax from tax record: −$249 /mo · $2,993/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $799

Break-even live

Break-even rent $925

Max offer price $85,000

Occupancy floor 54%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 Cedar St Pocomoke City, MD	3.0	2.5	1352	$2,195	$1.62	13d	1	0.23mi
242 Morgans Ct Pocomoke City, MD	3.0	2.5	1304	$1,795	$1.38	13d	1	0.49mi
241 Morgans Ct Pocomoke City, MD	3.0	2.5	1304	$1,795	$1.38	13d	1	0.49mi
202 Carsons Ct Pocomoke City, MD	3.0	2.0	1472	$1,695	$1.15	13d	1	0.50mi
1513 Princess Anne Ln Pocomoke City, MD	3.0	2.0	1542	$1,950	$1.26	44d	1	0.93mi
2005 S Old Mill Dr Pocomoke City, MD	3.0	2.0	1373	$1,895	$1.38	13d	1	1.48mi
2007 S Old Mill Dr Pocomoke City, MD	3.0	2.0	1302	$1,895	$1.46	13d	1	1.49mi

Listing history 7 events

1. 2026-06-18
   days on market $85,000 Active 7 DOM
2. 2026-06-17
   days on market $85,000 Active 6 DOM
3. 2026-06-16
   days on market $85,000 Active 5 DOM
4. 2026-06-15
   days on market $85,000 Active 4 DOM
5. 2026-06-14
   days on market $85,000 Active 2 DOM
6. 2026-06-13
   remarks 593-char remark
7. 2026-06-13
   listed $85,000 Active 1 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: $2,993 · $249/mo
• Projected year-2 tax: $2,993 · $249/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,235
• − Mortgage interest: −$4,761
• − Property taxes: −$2,993
• − Insurance: −$425
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − Depreciation: −$2,473
• Taxable income: $8,865
• Est. tax owed @ 24.0%: −$2,128
• After-tax cash flow: $7,461/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: Worcester County Public Schools
• NCES district ID: 2400720
• Math proficiency: 30% ▼ -25.00%
• Reading proficiency: 44% ▼ -20.00%
• Median HH income: $56,748
• Composite: 32.6/100
• National rank: #5672
• State rank: #6 of 24 in MD

Livability — Pocomoke City

• Score: 71/100
• State rank: #157
• US rank: #7066

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pocomoke City, MD
• Population (ZIP): 7,252

Population outlook (Worcester County) Hauer SSP2

• Today (2025): 51,363 people
• By 2030: 51,191 · -0.3%
• By 2040: 50,459 · -1.8%
• By 2050: 49,451 · -3.7%
• By 2075: 48,533 · -5.5%
• By 2100: 44,223 · -13.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 54% Black 37% Two or more races 5% Asian 2% Hispanic / Latino 2%
• Common ancestry: Scandinavian 2% Romanian 2% Scotch-Irish 2%
• Foreign-born: 5% · Canada, Dominican Republic, Mexico
• Languages at home: 93% English-only · Other Asian/Pacific 1% Spanish 1% Vietnamese 1%

Political lean MEDSL · Worcester

• 2024 margin: Strong R (+22.0) · D 38.0% · R 60.0% · Other 2.0%
• 2008→2024 swing: -6.5pp toward R · 2008: -15.5pp · 2024: -22.0pp
• All cycles: 2024: R+22.0 2020: R+19.0 2016: R+27.9 2012: R+18.3 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.03%
• Current HPI: 243.2329
• 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

1 event — show timeline

• 2026-06-11 Listed $85,000 BRIGHT MLS

Property tax history

+6.6%/yr

Latest (2025): $2,993 · +16.0% YoY. Source: county tax records.