32391 Geib Rd · Cordova, MD 21625

$95,000

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 26 Days on market

Built 1970 0.31 ac lot Est $85k · 12% over

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Why this score? — see what drove the C+ 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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks

This home is located in a quiet country setting, with the backyard overlooking fields. The home has 3 bedrooms, 1.5 bathrooms, a spacious living room that opens up to the kitchen, and a laundry area off the main bathroom. The bathrooms have been refreshed with new toilets & flooring. New flooring has also been added to the kitchen and laundry area. The kitchen cabinets have been freshly painted. This property has been used as a rental property and would be a great opportunity for an investor. Buyer to perform due diligence.

Key facts

• New flooring
• Refreshed bathrooms
• 0.31 acre lot

Tags

• BACKYARD OVERLOOKING FIELDS
• REFRESHED BATHROOMS
• NEW FLOORING

Property features AI

Finance

• Financial info: Ownership is fee simple

Exterior

• Parking: Driveway parking
• Utilities: Well water; On-site septic
• Home design: Single-wide manufactured/mobile home; Mobile home built before 1976; Not winterized
• Construction: Modular/Manufactured construction; Above-grade finished living space; No below-grade living area
• Exterior features: Property located outside city limits; Driveway access; Home set back from road with driveway running between two neighboring homes

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One half bathroom on the main level; Total: 1 full bath, 1 half bath
• Heating & cooling: Oil heating; Electric hot water
• Interior features: No basement; Living area measured by assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#295 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing B; Watch: crime F, amenities F, commute F.
• Talbot County Public Schools (town): math 15% / reading 35% proficiency, ranked #12 of 24 in MD (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Chapel District Elementary (math 17% / reading 27%, grade F, #297 of 860 statewide, top 38%, 347 students, 43% FRL); Easton Middle (math 9% / reading 32%, grade F, #141 of 225 statewide, top 65%, 737 students, 62% FRL); Easton High (math 40% / reading 65%, grade C-, #98 of 222 statewide, top 44%, 1,203 students, 56% FRL) — zoned schools average 54% FRL vs 37% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 12 active listings in the ZIP; 158 units permitted in Talbot County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Talbot County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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. 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.
5. 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.
6. 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: 20.52%
• Cash-on-cash: 50.82%
• DSCR: 3.26
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $85,008
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32391 Geib Rd	0.00mi	3/1.5	924 (0%)	1mo	$85,000	$92	97

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: 48.6%
• Equity multiple: 3.12×
• Total profit: $56,338
• Equity at exit: $14,165

10-year hold

• IRR: 54.2%
• Equity multiple: 6.32×
• Total profit: $141,387
• Equity at exit: $8,214

Cash invested: $26,600 (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 21625

• Home prices YoY: -12.8%
• Active inventory: 12
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,162 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$44 /mo · $522/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $1,126

Break-even live

Break-even rent $736

Max offer price $95,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,180	-5% $1,153	+0% $1,126	+5% $1,100	+10% $1,073
Rent	-10% $956	-5% $1,041	+0% $1,126	+5% $1,212	+10% $1,297
Rate	-1.0pp $1,174	-0.5pp $1,151	base $1,126	+0.5pp $1,102	+1.0pp $1,077

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-17
   historical Active Under Contract
2. 2026-03-22
   listed $95,000 Active

ⓘ 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: $522 · $44/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$257/yr (+$21/mo · 49.2%)

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

Taxation est. · year 1

• Rental income: $25,941
• − Mortgage interest: −$5,321
• − Property taxes: −$522
• − Insurance: −$475
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − Depreciation: −$2,764
• Taxable income: $12,708
• Est. tax owed @ 24.0%: −$3,050
• After-tax cash flow: $10,468/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: Talbot County Public Schools
• NCES district ID: 2400630
• Math proficiency: 15% ▼ -19.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $61,786
• Composite: 23.11/100
• National rank: #7961
• State rank: #12 of 24 in MD

Livability — Cordova

• Score: 63/100
• State rank: #295
• US rank: #15384

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,837

Population outlook (Talbot County) Hauer SSP2

• Today (2025): 36,811 people
• By 2030: 36,305 · -1.4%
• By 2040: 34,818 · -5.4%
• By 2050: 32,982 · -10.4%
• By 2075: 29,631 · -19.5%
• By 2100: 25,767 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 15% Black 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Talbot

• 2024 margin: Toss-up / Even · D 49.0% · R 49.1% · Other 1.9%
• 2008→2024 swing: +9.6pp toward D · 2008: -9.6pp · 2024: -0.0pp
• All cycles: 2024: R+0.0 2020: D+0.5 2016: R+11.9 2012: R+13.2 2008: R+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.09%
• Current HPI: 265.7447
• 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

2 events — show timeline

• 2026-04-17 Contingent — BRIGHT MLS
• 2026-03-22 Listed $95,000 BRIGHT MLS

Property tax history

+3.5%/yr

Latest (2025): $522 · +4.2% YoY. Source: county tax records.