26465 Mason Webster Rd · Mount Vernon, MD 21853

$195,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 60 Days on market

Built 1977 0.26 ac lot $211/sqft · 10% above area Est $210k · 7% under

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Why this score? — see what drove the D+ 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 +14.0/30.0
• ARV discount +10.7/15.0
• Appreciation +7.5/10.0
• DSCR +4.2/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Gorgeous fully renovated 2 bed + office, 2 bath coastal retreat offering the perfect blend of comfort, style, and location. Taken down to the studs, this home features new siding, roof, HVAC, windows, and luxury vinyl plank flooring throughout. The bright, inviting interior includes bay windows, ceiling fans, a beautifully updated kitchen with new appliances, and stylish baths. A standout feature is the 1,000+ sq ft garage/workshop with abundant storage—ideal for hobbies, equipment, or workspace needs. Enjoy waterviews from the yard and walkable access to Webster’s Cove boat ramp, Mt. Vernon Harbor, playground, picnic area, and disc golf course—all while NOT being in a flood zone. And no HOA, no ground rent! Waterviews from the front yard with a large wooded lot behind, this home offers privacy and tranquility. Located on the Wicomico River, just a 5-minute boat ride to Bull Lips and close to fishing, local beaches, and outdoor recreation. Only 15 minutes to town, this quiet, friendly community delivers the best of coastal country living.

Key facts

• 0.26 acre lot
• 4 garage spots
• Built 1977

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $23 ($281/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 $151k (22.4% below list).
• Recommended offer: $151k (22.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#256 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A-; Watch: housing C-, amenities F, commute F.
• Somerset County Public Schools (town): math 12% / reading 23% proficiency, ranked #22 of 24 in MD (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Somerset 6/7 Intermediate School (math 8% / reading 26%, grade F, #170 of 225 statewide, top 77%, 396 students, 73% FRL).
• Market conditions: 58 active listings in the ZIP; 49 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (5.0% local appreciation)).
• Somerset County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $72k; list at $195k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,369 (22.4% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.78% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 10.7

CMA / ARV

• ARV (median comp): $209,889
• List price: $195,000
• Delta: -7.09%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Projected returns pro-forma

5.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.86×
• Total profit: $46,898
• Equity at exit: $111,083

10-year hold

• IRR: 14.2%
• Equity multiple: 3.57×
• Total profit: $140,105
• Equity at exit: $192,194

Cash invested: $54,600 (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 21853

• Home prices YoY: 1.8%
• Active inventory: 58
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,514 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$69 /mo · $822/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $23

Break-even live

Break-even rent $1,484

Max offer price $195,000

Occupancy floor 93%

Sensitivity live

Price	-10% $134	-5% $79	+0% $23	+5% $-32	+10% $-87
Rent	-10% $-96	-5% $-36	+0% $23	+5% $83	+10% $143
Rate	-1.0pp $122	-0.5pp $73	base $23	+0.5pp $-27	+1.0pp $-78

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $195,000 Active 60 DOM
2. 2026-06-18
   days on market $195,000 Active 57 DOM
3. 2026-06-17
   days on market $195,000 Active 56 DOM
4. 2026-06-16
   days on market $195,000 Active 55 DOM
5. 2026-06-15
   days on market $195,000 Active 54 DOM
6. 2026-06-14
   days on market $195,000 Active 52 DOM
7. 2026-06-13
   days on market $195,000 Active 51 DOM
8. 2026-06-10
   days on market $195,000 Active 49 DOM
9. 2026-06-09
   days on market $195,000 Active 48 DOM
10. 2026-06-08
    days on market $195,000 Active 47 DOM
11. 2026-06-07
    days on market $195,000 Active 46 DOM
12. 2026-06-02
    days on market $195,000 Active 41 DOM
13. 2026-06-01
    days on market $195,000 Active 40 DOM
14. 2026-05-31
    days on market $195,000 Active 39 DOM
15. 2026-05-30
    days on market $195,000 Active 38 DOM
16. 2026-04-23
    listed $195,000 Active 1072-char remark

    Show marketing remark (1072 chars)

    Gorgeous fully renovated 2 bed + office, 2 bath coastal retreat offering the perfect blend of comfort, style, and location. Taken down to the studs, this home features new siding, roof, HVAC, windows, and luxury vinyl plank flooring throughout. The bright, inviting interior includes bay windows, ceiling fans, a beautifully updated kitchen with new appliances, and stylish baths. A standout feature is the 1,000+ sq ft garage/workshop with abundant storage—ideal for hobbies, equipment, or workspace needs. Enjoy waterviews from the yard and walkable access to Webster’s Cove boat ramp, Mt. Vernon Harbor, playground, picnic area, and disc golf course—all while NOT being in a flood zone. And no HOA, no ground rent! Waterviews from the front yard with a large wooded lot behind, this home offers privacy and tranquility. Located on the Wicomico River, just a 5-minute boat ride to Bull Lips and close to fishing, local beaches, and outdoor recreation. Only 15 minutes to town, this quiet, friendly community delivers the best of coastal country living.

17. 2026-04-02
    historical $195,000 1072-char remark

    Show marketing remark (1072 chars)

    Gorgeous fully renovated 2 bed + office, 2 bath coastal retreat offering the perfect blend of comfort, style, and location. Taken down to the studs, this home features new siding, roof, HVAC, windows, and luxury vinyl plank flooring throughout. The bright, inviting interior includes bay windows, ceiling fans, a beautifully updated kitchen with new appliances, and stylish baths. A standout feature is the 1,000+ sq ft garage/workshop with abundant storage—ideal for hobbies, equipment, or workspace needs. Enjoy waterviews from the yard and walkable access to Webster’s Cove boat ramp, Mt. Vernon Harbor, playground, picnic area, and disc golf course—all while NOT being in a flood zone. And no HOA, no ground rent! Waterviews from the front yard with a large wooded lot behind, this home offers privacy and tranquility. Located on the Wicomico River, just a 5-minute boat ride to Bull Lips and close to fishing, local beaches, and outdoor recreation. Only 15 minutes to town, this quiet, friendly community delivers the best of coastal country living.

18. 2023-09-04
    historical
19. 2023-08-29
    price $158,900
20. 2023-08-18
    price $159,900
21. 2023-06-08
    listed $164,900 Active
22. 2023-01-14
    historical
23. 2022-12-29
    historical
24. 2006-06-01
    soldstatus $72,000

ⓘ 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: $822 · $69/mo
• Projected year-2 tax: $1,474 · $123/mo
• Expected delta: +$652/yr (+$54/mo · 79.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,164
• − Mortgage interest: −$10,923
• − Property taxes: −$822
• − Insurance: −$975
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$5,673
• Taxable loss: −$3,135
• Est. tax savings @ 24.0%: +$752
• After-tax cash flow: $1,034/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: Somerset County Public Schools
• NCES district ID: 2400570
• Math proficiency: 12% ▼ -7.00%
• Reading proficiency: 23% ▼ -14.00%
• Median HH income: $38,810
• Composite: 14.73/100
• National rank: #9396
• State rank: #22 of 24 in MD

Livability — Mount Vernon

• Score: 65/100
• State rank: #256
• US rank: #13179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Vernon, MD
• County: Somerset County · 10,537 people
• Metro: Salisbury, MD-DE
• Population (ZIP): 10,537
• Household income: $69,697
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 349.0

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 24,474 people
• By 2030: 23,547 · -3.8%
• By 2040: 21,498 · -12.2%
• By 2050: 20,427 · -16.5%
• By 2075: 16,594 · -32.2%
• By 2100: 12,132 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 49% White 38% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Ukrainian 3% Scotch-Irish 1% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Arabic 3% Spanish 1%

Political lean MEDSL · Somerset

• 2024 margin: R (+17.4) · D 40.2% · R 57.5% · Other 2.3%
• 2008→2024 swing: -14.8pp toward R · 2008: -2.6pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.8 2016: R+17.9 2012: R+2.5 2008: R+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.05%
• Current HPI: 285.8789
• Rent YoY: —
• 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

+170.8% since first listed

9 events — show timeline

• 2026-04-23 Listed $195,000 BRIGHT MLS
• 2026-04-02 Coming Soon $195,000 BRIGHT MLS
• 2023-09-04 Listing Removed — BRIGHT MLS
• 2023-08-29 Price Changed $158,900 BRIGHT MLS
• 2023-08-18 Price Changed $159,900 BRIGHT MLS
• 2023-06-08 Listed $164,900 BRIGHT MLS
• 2023-01-14 Listing Removed — BRIGHT MLS
• 2022-12-29 Coming Soon — BRIGHT MLS
• 2006-06-01 Sold (Public Records) $72,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $822 · +13.6% YoY. Source: county tax records.