5850 Brook St · Salisbury, MD 21801

$65,000

3 bd · 1.0 ba · 874 sqft · Manufactured · 232 Days on market

Built 2001 $74/sqft · 24% below area Est $85k · 24% 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
• Rent growth +4.3/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable country living on a corner lot! This single-wide offers 3 bedrooms, 1 full bath, and a spacious living room and an open kitchen—great for everyday comfort. Enjoy outdoor living with a full front deck and a covered, newer Trex deck out back. Plenty of room to spread out, garden, or play, plus a storage shed included for tools and toys. Private, peaceful setting with space to grow—come take a look and get ready to move!

Key facts

• Built 2001
• Listed 232 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $883 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.6% vs local median 4.8% in Salisbury — 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 60/100 on livability (#351 in MD) — a middle-class / working-renter tenant base. Strengths: health & safety A+, 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: Westside Intermediate (math 18% / reading 21%, grade F, #353 of 860 statewide, top 45%, 343 students, 44% FRL); Salisbury Middle (math 13% / reading 27%, grade F, #147 of 225 statewide, top 68%, 873 students, 51% 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 33% at this address vs 21% district-wide (+12 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: Rents rising fast (+7.2%/yr); 193 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 $449 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 + 7.2% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.60% ✓
• Cap rate: 22.60%
• Cash-on-cash: 58.24%
• DSCR: 3.59
• GRM: 3.2

CMA / ARV

• ARV (median comp): $85,000
• List price: $65,000
• Delta: -23.53%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.21% rent growth · sell at horizon

5-year hold

• IRR: 61.5%
• Equity multiple: 3.92×
• Total profit: $53,201
• Equity at exit: $9,692

10-year hold

• IRR: 67.6%
• Equity multiple: 9.36×
• Total profit: $152,211
• Equity at exit: $5,620

Cash invested: $18,200 (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 21801

• Home prices YoY: -30.6%
• Rents YoY: 7.2%
• Active inventory: 193
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,687 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $883

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 43%

Sensitivity live

Price	-10% $928	-5% $906	+0% $883	+5% $861	+10% $838
Rent	-10% $750	-5% $817	+0% $883	+5% $950	+10% $1,017
Rate	-1.0pp $916	-0.5pp $900	base $883	+0.5pp $866	+1.0pp $849

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $65,000 Active 232 DOM
2. 2026-06-18
   days on market $65,000 Active 229 DOM
3. 2026-06-17
   days on market $65,000 Active 228 DOM
4. 2026-06-16
   days on market $65,000 Active 227 DOM
5. 2026-06-15
   days on market $65,000 Active 226 DOM
6. 2026-06-14
   days on market $65,000 Active 224 DOM
7. 2026-06-13
   days on market $65,000 Active 223 DOM
8. 2026-06-10
   days on market $65,000 Active 221 DOM
9. 2026-06-09
   days on market $65,000 Active 220 DOM
10. 2026-06-08
    days on market $65,000 Active 219 DOM
11. 2026-06-07
    days on market $65,000 Active 218 DOM
12. 2026-06-03
    days on market $65,000 Active 214 DOM
13. 2026-06-02
    days on market $65,000 Active 213 DOM
14. 2026-06-01
    days on market $65,000 Active 212 DOM
15. 2026-05-31
    days on market $65,000 Active 211 DOM
16. 2026-05-30
    days on market $65,000 Active 210 DOM
17. 2026-04-08
    price $65,000 444-char remark

    Show marketing remark (444 chars)

    Affordable country living on a corner lot! This single-wide offers 3 bedrooms, 1 full bath, and a spacious living room and an open kitchen—great for everyday comfort. Enjoy outdoor living with a full front deck and a covered, newer Trex deck out back. Plenty of room to spread out, garden, or play, plus a storage shed included for tools and toys. Private, peaceful setting with space to grow—come take a look and get ready to move!

18. 2026-01-01
    price $67,000 444-char remark

    Show marketing remark (444 chars)

    Affordable country living on a corner lot! This single-wide offers 3 bedrooms, 1 full bath, and a spacious living room and an open kitchen—great for everyday comfort. Enjoy outdoor living with a full front deck and a covered, newer Trex deck out back. Plenty of room to spread out, garden, or play, plus a storage shed included for tools and toys. Private, peaceful setting with space to grow—come take a look and get ready to move!

19. 2025-11-01
    listed $70,000 Active 444-char remark

    Show marketing remark (444 chars)

    Affordable country living on a corner lot! This single-wide offers 3 bedrooms, 1 full bath, and a spacious living room and an open kitchen—great for everyday comfort. Enjoy outdoor living with a full front deck and a covered, newer Trex deck out back. Plenty of room to spread out, garden, or play, plus a storage shed included for tools and toys. Private, peaceful setting with space to grow—come take a look and get ready to move!

20. 2005-11-30
    historical
21. 2005-11-30
    historical
22. 2005-08-26
    listed $23,000
23. 2005-08-26
    listed $23,000

ⓘ 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: $20,241
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$1,891
• Taxable income: $10,171
• Est. tax owed @ 24.0%: −$2,441
• After-tax cash flow: $8,159/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 — Salisbury

• Score: 60/100
• State rank: #351
• US rank: #18948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wicomico County · 75,969 people
• City population: 70,518
• Metro: Salisbury, MD-DE
• Population (ZIP): 30,088
• Household income: $71,313
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 964.0

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 0.60)
• Race & ethnicity: White 54% Black 33% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 4% Romanian 2% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 89% English-only · Spanish 4% French/Haitian/Cajun 3% Other Indo-European 2%

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: ▼ -102.55%
• Current HPI: 232.3103
• Rent YoY: ▲ 7.21%
• 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

+182.6% since first listed

7 events — show timeline

• 2026-04-08 Price Changed $65,000 BRIGHT MLS
• 2026-01-01 Price Changed $67,000 BRIGHT MLS
• 2025-11-01 Listed $70,000 BRIGHT MLS
• 2005-11-30 Listing Removed — BRIGHT MLS
• 2005-11-30 Listing Removed — BRIGHT MLS
• 2005-08-26 Listed $23,000 BRIGHT MLS
• 2005-08-26 Listed $23,000 BRIGHT MLS