720 Hills Point Rd · Cambridge, MD 21613

$139,300

3 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 14 Days on market

Built 1900 0.99 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is our opportunity to live in a small water community near a county dock, marina and boat ramp on the Choptank River. Great vacation spot to enjoy outdoor living and fishing.

Key facts

• Public boat ramp
• Outdoor shower
• Nearly one acre

Tags

• OUTDOOR SHOWER
• PUBLIC BOAT RAMP
• NEARLY ONE ACRE
• WATERFRONT RECREATION

Property features AI

Finance

• Other: Total below-grade area reported as zero; Above-grade finished area reported (assessor)
• Financial info: Ground rent paid annually; Property assessed as needing major rehab

Exterior

• Parking: Gravel and asphalt driveways; Driveway parking
• Utilities: Well water; Septic system; Electric service available; Phone service available; Electric hot water
• Home design: Detached property; Major rehab needed; Fee simple ownership; Shingle roof; Entry level information not provided
• Construction: Vinyl siding; Crawl space foundation; Built year source: Assessor
• Exterior features: Water view (cove); Property is water-oriented; Outside city limits; Vacation rental potential

Interior

• Kitchen: Electric oven/range
• Bedrooms: One bedroom on the main level; Two bedrooms on the upper level
• Flooring: Wood floors
• Bathrooms: One half bathroom on the main level
• Heating & cooling: Space heater; Ceiling fans; Window air conditioning units; Electric heating and cooling fuel
• Interior features: Kitchen with table space; Dining area; Wood floors; Traditional floor plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Cap rate 12.3% vs local median 4.2% in Cambridge — 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 65/100 on livability (#255 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: amenities D, crime F, employment F.
• Dorchester County Public Schools (rural): math 10% / reading 23% proficiency, ranked #23 of 24 in MD (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Sandy Hill Elementary (math 2% / reading 8%, grade F, #766 of 860 statewide, top 93%, 374 students, 100% FRL); Mace'S Lane Middle School (math 2% / reading 16%, grade F, #212 of 225 statewide, top 95%, 481 students, 100% FRL); Cambridge-South Dorchester High School (math 22% / reading 42%, grade F, #151 of 222 statewide, top 68%, 784 students, 100% FRL) — zoned schools average 100% FRL vs 58% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 294 active listings in the ZIP; 81 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $963 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Dorchester County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $35k; list at $139k implies a 298% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $139,300

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.41% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.36%
• DSCR: 1.95
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $609,528
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5441 Ragged Point Rd	0.63mi	3/2.0	1,288 (-2%)	9mo	$600,000	$466	56
5452 Ragged Point Rd	0.53mi	2/1.0 (-1)	1,178 (-10%)	10mo	$63,000	$53	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-5,299
• Equity at exit: $20,770

10-year hold

• IRR: 6.2%
• Equity multiple: 1.47×
• Total profit: $18,262
• Equity at exit: $12,044

Cash invested: $39,004 (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 21613

• Home prices YoY: -25.1%
• Active inventory: 294
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,968 medium
• Mortgage (P&I): −$731
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $268

Break-even live

Break-even rent $1,629

Max offer price $139,300

Occupancy floor 81%

Sensitivity live

Price	-10% $346	-5% $307	+0% $268	+5% $228	+10% $189
Rent	-10% $112	-5% $190	+0% $268	+5% $345	+10% $423
Rate	-1.0pp $338	-0.5pp $303	base $268	+0.5pp $232	+1.0pp $195

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: $34,825
• Closing costs: $4,179
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   pricedays on market $139,300 Active 14 DOM
2. 2026-06-21
   pricedays on market $139,400 Active 13 DOM
3. 2026-06-18
   price $139,600 Active 11 DOM
4. 2026-06-18
   days on market $139,700 Active 11 DOM
5. 2026-06-17
   price $139,700 Active 10 DOM
6. 2026-06-17
   days on market $139,750 Active 10 DOM
7. 2026-06-17
   price $139,750 Active 9 DOM
8. 2026-06-16
   days on market $139,800 Active 9 DOM
9. 2026-06-16
   price $139,800 Active 8 DOM
10. 2026-06-15
    days on market $139,900 Active 8 DOM
11. 2026-06-13
    days on market $139,900 Active 6 DOM
12. 2026-06-12
    days on market $139,900 Active 5 DOM
13. 2026-06-09
    days on market $139,900 Active 2 DOM
14. 2026-06-08
    remarks 699-char remark
15. 2026-06-08
    listed $139,900 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: $860 · $72/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: +$329/yr (+$27/mo · 38.3%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,611
• − Mortgage interest: −$7,803
• − Property taxes: −$860
• − Insurance: −$5,815
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − Depreciation: −$4,052
• Taxable income: $1,303
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $2,899/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: Dorchester County Public Schools
• NCES district ID: 2400300
• Math proficiency: 10% ▼ -14.00%
• Reading proficiency: 23% ▼ -12.00%
• Median HH income: $46,767
• Composite: 14.65/100
• National rank: #9404
• State rank: #23 of 24 in MD

Livability — Cambridge

• Score: 65/100
• State rank: #255
• US rank: #13046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,167

Population outlook (Dorchester County) Hauer SSP2

• Today (2025): 31,699 people
• By 2030: 31,054 · -2.0%
• By 2040: 29,712 · -6.3%
• By 2050: 28,618 · -9.7%
• By 2075: 28,436 · -10.3%
• By 2100: 28,937 · -8.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Black 33% Two or more races 10% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Dorchester

• 2024 margin: R (+14.6) · D 41.6% · R 56.1% · Other 2.3%
• 2008→2024 swing: -6.3pp toward R · 2008: -8.2pp · 2024: -14.6pp
• All cycles: 2024: R+14.6 2020: R+11.9 2016: R+16.0 2012: R+6.6 2008: R+8.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.03%
• Current HPI: 271.1127
• 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

+427.9% since first listed

24 events — show timeline

• 2026-06-07 Listed $139,900 BRIGHT MLS
• 2015-12-11 Delisted — MRIS
• 2015-12-11 Sold (MLS) $35,000 BRIGHT MLS
• 2015-12-11 Sold (MLS) $35,000 MRIS
• 2015-11-18 Pending — MRIS
• 2015-09-23 Listed $40,000 MRIS
• 2015-07-21 Delisted — MRIS
• 2014-07-21 Price Changed — MRIS
• 2014-07-14 Listing Removed — BRIGHT MLS
• 2014-02-13 Pending — MRIS
• 2014-02-13 Relisted — MRIS
• 2014-02-13 Price Changed — MRIS
• 2013-10-01 Listed — MRIS
• 2013-10-01 Listed $55,000 BRIGHT MLS
• 2010-01-01 Delisted — MRIS
• 2010-01-01 Listing Removed — BRIGHT MLS
• 2009-08-28 Price Changed — MRIS
• 2009-06-30 Listed — MRIS
• 2009-06-30 Listed $80,000 BRIGHT MLS
• 2004-08-05 Sold (Public Records) $65,000 Public Records
• 2004-07-29 Sold (MLS) $65,000 MRIS
• 2004-07-16 Delisted — MRIS
• 2004-05-26 Listed $85,000 MRIS
• 1983-09-30 Sold (Public Records) $26,500 Public Records

Property tax history

+0.5%/yr

Latest (2025): $860 · +6.3% YoY. Source: county tax records.