315 Buttonwoods Rd · Elkton, MD 21921

$272,000

3 bd · 1.5 ba · 1,600 sqft · Townhouse public records · 8 Days on market

Built 1993 3,049 sqft lot Est $240k · 13% over

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Why this score? — see what drove the F 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 +13.9/30.0
• DSCR +4.2/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of Potential with this end townhome that has lots of upgrades. The list includes new windows, new flooring, upgraded plumbing. Granite counters, upgraded bathrooms. Deck with retractable awing. Fully finished basement with Family room & Bonus room. Located close to town conveniences and major highways.

Key facts

• Private back deck
• Granite countertops
• Versatile bonus room

Tags

• VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• PRIVATE BACK DECK
• FIRST-FLOOR LAUNDRY
• PARTIALLY FINISHED BASEMENT
• VERSATILE BONUS ROOM

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Two assigned parking spaces
• Utilities: Public water; Public sewer; Electric service for heating, cooling, and hot water
• Home design: End of row townhouse; Fee simple ownership
• Construction: Block construction; Block foundation; Shingle roof; Approximately 1,280 finished square feet above grade; Approximately 320 finished square feet below grade
• Exterior features: Not located in a federal flood zone; Above-grade and below-grade additional structures; Pets allowed with no pet restrictions

Interior

• Kitchen: Eat-in kitchen (appliances not listed)
• Bedrooms: Three bedrooms on the upper level
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Heat pump(s) heating; Central air conditioning; Electric heating and cooling systems; Electric hot water
• Interior features: Combination kitchen/dining area; Eat-in kitchen; Partially finished basement
• Laundry & utility: Laundry on main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $272k.

Deal economics

• At list price, monthly cash flow is $32 ($386/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (15.3% below list).
• Recommended offer: $231k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.1% in Elkton — 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 (#261 in MD) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools F, crime F, commute F.
• Cecil County Public Schools (rural): math 15% / reading 30% proficiency, ranked #15 of 24 in MD (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.3%/yr); 204 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 563 units permitted in Cecil County in 2024 (330 in 5+ unit buildings).
• This rent runs 32% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 28y 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 $220k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,502 (15.3% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $240,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 Buttonwoods Rd	0.13mi	3/1.5	1,594 (-0%)	4mo	$265,000	$166	90
602 Buttonwoods Rd	0.14mi	3/1.5	1,614 (+1%)	11mo	$255,000	$158	83
7 Thyme St	0.22mi	2/1.5 (-1)	1,584 (-1%)	9mo	$236,000	$149	76
113 Buttonwoods Rd	0.05mi	3/2.5	1,614 (+1%)	20mo	$250,000	$155	76
335 Buttonwoods Rd	0.07mi	3/2.0	1,635 (+2%)	20mo	$245,000	$150	74
434 Buttonwoods Rd	0.09mi	3/1.5	1,760 (+10%)	6mo	$260,000	$148	74
26 Thyme St	0.28mi	2/2.5 (-1)	1,584 (-1%)	5mo	$245,000	$155	72
509 Buttonwoods Rd	0.18mi	3/2.5	1,650 (+3%)	13mo	$248,000	$150	72
18 Thyme St	0.28mi	2/2.5 (-1)	1,584 (-1%)	8mo	$259,000	$164	70
205 Buttonwoods Rd	0.11mi	3/1.5	1,774 (+11%)	10mo	$220,000	$124	69
430 Buttonwoods Rd	0.09mi	3/2.5	1,780 (+11%)	6mo	$255,000	$143	68
48 Thyme St	0.29mi	2/2.5 (-1)	1,758 (+10%)	22mo	$255,000	$145	42

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-43,615
• Equity at exit: $40,556

10-year hold

• IRR: -9.1%
• Equity multiple: 0.45×
• Total profit: $-41,768
• Equity at exit: $23,518

Cash invested: $76,160 (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 21921

• Rents YoY: 2.3%
• Active inventory: 204
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,305 medium
• Mortgage (P&I): −$1,426
• Tax from tax record: −$249 /mo · $2,989/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $32

Break-even live

Break-even rent $2,264

Max offer price $272,000

Occupancy floor 94%

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: $68,000
• Closing costs: $8,160
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 Innovation DR Elkton, MD	1.0–3.0	1.0–2.0	1017	$2,957	$2.91	1d	126	0.34mi

Listing history 6 events

1. 2026-06-18
   days on market $272,000 Active 8 DOM
2. 2026-06-17
   days on market $272,000 Active 7 DOM
3. 2026-06-16
   days on market $272,000 Active 6 DOM
4. 2026-06-15
   days on market $272,000 Active 5 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $272,000 Active 3 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: $2,989 · $249/mo
• Projected year-2 tax: $2,989 · $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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,660
• − Mortgage interest: −$15,236
• − Property taxes: −$2,989
• − Insurance: −$1,360
• − Repairs & maintenance: −$2,213
• − Management: −$2,213
• − Depreciation: −$7,913
• Taxable loss: −$4,263
• Est. tax savings @ 24.0%: +$1,023
• After-tax cash flow: $1,409/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: Cecil County Public Schools
• NCES district ID: 2400240
• Math proficiency: 15% ▼ -21.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $66,544
• Composite: 21.51/100
• National rank: #8322
• State rank: #15 of 24 in MD

Livability — Elkton

• Score: 65/100
• State rank: #261
• US rank: #13293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elkton, MD
• County: Cecil County · 65,041 people
• City population: 45,527
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 45,527
• Household income: $85,775
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 1438.0

Population outlook (Cecil County) Hauer SSP2

• Today (2025): 105,877 people
• By 2030: 106,905 · +1.0%
• By 2040: 107,156 · +1.2%
• By 2050: 104,170 · -1.6%
• By 2075: 95,771 · -9.5%
• By 2100: 82,381 · -22.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 9% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Cecil

• 2024 margin: Solid R (+30.9) · D 33.5% · R 64.4% · Other 2.1%
• 2008→2024 swing: -16.3pp toward R · 2008: -14.6pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+26.6 2016: R+35.3 2012: R+20.4 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -192.67%
• Current HPI: 253.7641
• Rent YoY: ▲ 2.32%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

+201.2% since first listed

17 events — show timeline

• 2026-06-11 Listed $272,000 BRIGHT MLS
• 2026-06-10 Coming Soon $272,000 BRIGHT MLS
• 2022-07-11 Sold (Public Records) $220,000 Public Records
• 2022-07-06 Sold (MLS) $220,000 BRIGHT MLS
• 2022-05-16 Pending — BRIGHT MLS
• 2022-05-16 Listing Removed — BRIGHT MLS
• 2022-05-13 Listed $199,900 BRIGHT MLS
• 2019-10-22 Sold (Public Records) $159,500 Public Records
• 2019-10-11 Sold (MLS) $159,500 BRIGHT MLS
• 2019-08-31 Pending — BRIGHT MLS
• 2019-08-31 Listing Removed — BRIGHT MLS
• 2019-08-27 Listed $162,900 BRIGHT MLS
• 1999-09-03 Delisted — MRIS
• 1999-04-05 Listed — MRIS
• 1998-11-10 Delisted — MRIS
• 1998-06-16 Listed — MRIS
• 1994-10-28 Sold (Public Records) $90,300 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,989 · +34.3% YoY. Source: county tax records.