72 Hickory Ln · Elkton, MD 21921

$275,000

3 bd · 1.5 ba · 1,690 sqft · Townhouse public records · 4 Days on market

Built 2001 2,200 sqft lot Est $277k · at est. $45/mo HOA · 2% of rent

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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 +14.4/30.0
• ARV discount +7.9/15.0
• DSCR +4.4/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 72 Hickory Lane in Elkton, MD! Enter the front door into the spacious living room. Just off the living room is a half bath and a coat closet. As you walk further into the main floor you enter the large kitchen with a pantry stainless steel appliances and plenty of room for a table and chairs. Walk through the sliding door in the kitchen that leads you outside to the deck and fenced in yard. Go back to the center of the main level, head down the open stairway which leads you to a family room, an additional room that would make a great home office, and the laundry room with plenty of storage space. From the main level go up the stairs to a sizable primary bedroom, with a large walk in closet. The hall bath can be entered directly from the primary bedroom, and from the hallway for the two additional bedrooms. The front of the house faces open space and overflow parking, so you will always have parking spaces for friends and family close by. There are two parking spaces in front of the house. This home boasts fresh paint, new carpet and new granite countertops. Make your appointment today to tour this home before it is gone!

Key facts

• $45 HOA
• Built 2001
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $57 ($688/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 $242k (12.0% below list).
• Recommended offer: $242k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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.
• Zoned schools: Thomson Estates Elementary (math 8% / reading 10%, grade F, #650 of 860 statewide, top 77%, 481 students, 73% FRL); Elkton Middle (math 6% / reading 25%, grade F, #190 of 225 statewide, top 85%, 523 students, 74% FRL); Elkton High (math 32% / reading 58%, grade D-, #124 of 222 statewide, top 56%, 1,106 students, 62% FRL) — zoned schools average 70% FRL vs 37% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 206 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 563 units permitted in Cecil County in 2024 (330 in 5+ unit buildings).
• This rent runs 34% 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 20y 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 $230k; 20% 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 $241,986 (12.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.88% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $277,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Hickory Ln	0.00mi	3/2.5	1,690 (0%)	1mo	$277,500	$164	95

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-42,546
• Equity at exit: $41,003

10-year hold

• IRR: -8.3%
• Equity multiple: 0.49×
• Total profit: $-38,968
• Equity at exit: $23,777

Cash invested: $77,000 (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: 206
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,420 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$253 /mo · $3,032/yr
• Insurance: −$115
• HOA: −$45
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $57

Break-even live

Break-even rent $2,347

Max offer price $275,000

Occupancy floor 93%

Sensitivity live

Price	-10% $213	-5% $135	+0% $57	+5% $-20	+10% $-98
Rent	-10% $-134	-5% $-38	+0% $57	+5% $153	+10% $249
Rate	-1.0pp $196	-0.5pp $127	base $57	+0.5pp $-14	+1.0pp $-86

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Spyglass Dr Elkton, MD	1.0–2.0	1.0–2.0	1020	$2,185	$2.14	0d	16	1.30mi
2950 Stone Gate Blvd Elkton, MD	3.0	2.0	1362	$2,439	$1.79	0d	1	1.42mi
2950 Stone Gate Blvd Elkton, MD	3.0	2.0	1344	$2,249	$1.67	24d	1	1.42mi
110 Michaels Way Elkton, MD	3.0	2.5	1200	$2,800	$2.33	6d	1	1.47mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 22 events

1. 2026-04-27
   status Pending
2. 2026-04-24
   listed $275,000 Active
3. 2026-04-22
   historical $275,000
4. 2022-07-29
   soldstatus $230,000
5. 2022-07-26
   soldstatus $230,000 Closed 1156-char remark

   Show marketing remark (1156 chars)

   Welcome to 72 Hickory Lane in Elkton, MD! Enter the front door into the spacious living room. Just off the living room is a half bath and a coat closet. As you walk further into the main floor you enter the large kitchen with a pantry stainless steel appliances and plenty of room for a table and chairs. Walk through the sliding door in the kitchen that leads you outside to the deck and fenced in yard. Go back to the center of the main level, head down the open stairway which leads you to a family room, an additional room that would make a great home office, and the laundry room with plenty of storage space. From the main level go up the stairs to a sizable primary bedroom, with a large walk in closet. The hall bath can be entered directly from the primary bedroom, and from the hallway for the two additional bedrooms. The front of the house faces open space and overflow parking, so you will always have parking spaces for friends and family close by. There are two parking spaces in front of the house. This home boasts fresh paint, new carpet and new granite countertops. Make your appointment today to tour this home before it is gone!

6. 2022-07-19
   status Pending 1156-char remark

   Show marketing remark (1156 chars)

   Welcome to 72 Hickory Lane in Elkton, MD! Enter the front door into the spacious living room. Just off the living room is a half bath and a coat closet. As you walk further into the main floor you enter the large kitchen with a pantry stainless steel appliances and plenty of room for a table and chairs. Walk through the sliding door in the kitchen that leads you outside to the deck and fenced in yard. Go back to the center of the main level, head down the open stairway which leads you to a family room, an additional room that would make a great home office, and the laundry room with plenty of storage space. From the main level go up the stairs to a sizable primary bedroom, with a large walk in closet. The hall bath can be entered directly from the primary bedroom, and from the hallway for the two additional bedrooms. The front of the house faces open space and overflow parking, so you will always have parking spaces for friends and family close by. There are two parking spaces in front of the house. This home boasts fresh paint, new carpet and new granite countertops. Make your appointment today to tour this home before it is gone!

7. 2022-06-19
   status Active Under Contract 1156-char remark

   Show marketing remark (1156 chars)

   Welcome to 72 Hickory Lane in Elkton, MD! Enter the front door into the spacious living room. Just off the living room is a half bath and a coat closet. As you walk further into the main floor you enter the large kitchen with a pantry stainless steel appliances and plenty of room for a table and chairs. Walk through the sliding door in the kitchen that leads you outside to the deck and fenced in yard. Go back to the center of the main level, head down the open stairway which leads you to a family room, an additional room that would make a great home office, and the laundry room with plenty of storage space. From the main level go up the stairs to a sizable primary bedroom, with a large walk in closet. The hall bath can be entered directly from the primary bedroom, and from the hallway for the two additional bedrooms. The front of the house faces open space and overflow parking, so you will always have parking spaces for friends and family close by. There are two parking spaces in front of the house. This home boasts fresh paint, new carpet and new granite countertops. Make your appointment today to tour this home before it is gone!

8. 2022-06-18
   historical 1156-char remark

   Show marketing remark (1156 chars)

   Welcome to 72 Hickory Lane in Elkton, MD! Enter the front door into the spacious living room. Just off the living room is a half bath and a coat closet. As you walk further into the main floor you enter the large kitchen with a pantry stainless steel appliances and plenty of room for a table and chairs. Walk through the sliding door in the kitchen that leads you outside to the deck and fenced in yard. Go back to the center of the main level, head down the open stairway which leads you to a family room, an additional room that would make a great home office, and the laundry room with plenty of storage space. From the main level go up the stairs to a sizable primary bedroom, with a large walk in closet. The hall bath can be entered directly from the primary bedroom, and from the hallway for the two additional bedrooms. The front of the house faces open space and overflow parking, so you will always have parking spaces for friends and family close by. There are two parking spaces in front of the house. This home boasts fresh paint, new carpet and new granite countertops. Make your appointment today to tour this home before it is gone!

9. 2022-06-18
   listed $225,000 Active 1156-char remark

   Show marketing remark (1156 chars)

   Welcome to 72 Hickory Lane in Elkton, MD! Enter the front door into the spacious living room. Just off the living room is a half bath and a coat closet. As you walk further into the main floor you enter the large kitchen with a pantry stainless steel appliances and plenty of room for a table and chairs. Walk through the sliding door in the kitchen that leads you outside to the deck and fenced in yard. Go back to the center of the main level, head down the open stairway which leads you to a family room, an additional room that would make a great home office, and the laundry room with plenty of storage space. From the main level go up the stairs to a sizable primary bedroom, with a large walk in closet. The hall bath can be entered directly from the primary bedroom, and from the hallway for the two additional bedrooms. The front of the house faces open space and overflow parking, so you will always have parking spaces for friends and family close by. There are two parking spaces in front of the house. This home boasts fresh paint, new carpet and new granite countertops. Make your appointment today to tour this home before it is gone!

10. 2008-05-01
    historical
11. 2008-04-30
    historical
12. 2008-01-31
    historical
13. 2007-10-16
    listed $199,900
14. 2007-10-16
    listed
15. 2007-10-15
    listed $199,999
16. 2006-09-01
    soldstatus $196,000
17. 2006-08-30
    soldstatus $196,000
18. 2006-07-20
    historical
19. 2006-07-20
    historical
20. 2006-07-17
    listed $196,000
21. 2006-07-17
    listed $196,000
22. 2001-06-11
    soldstatus $126,000

ⓘ 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: $3,032 · $253/mo
• Projected year-2 tax: $3,032 · $253/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°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: $29,038
• − Mortgage interest: −$15,404
• − Property taxes: −$3,032
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − HOA: −$540
• − Depreciation: −$8,000
• Taxable loss: −$3,959
• Est. tax savings @ 24.0%: +$950
• After-tax cash flow: $1,638/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

+118.3% since first listed

22 events — show timeline

• 2026-04-27 Pending — BRIGHT MLS
• 2026-04-24 Listed $275,000 BRIGHT MLS
• 2026-04-22 Coming Soon $275,000 BRIGHT MLS
• 2022-07-29 Sold (Public Records) $230,000 Public Records
• 2022-07-26 Sold (MLS) $230,000 BRIGHT MLS
• 2022-07-19 Pending — BRIGHT MLS
• 2022-06-19 Relisted — BRIGHT MLS
• 2022-06-18 Listed $225,000 BRIGHT MLS
• 2022-06-18 Listing Removed — BRIGHT MLS
• 2008-05-01 Delisted — MRIS
• 2008-04-30 Listing Removed — BRIGHT MLS
• 2008-01-31 Listing Removed — BRIGHT MLS
• 2007-10-16 Listed — MRIS
• 2007-10-16 Listed $199,900 BRIGHT MLS
• 2007-10-15 Listed $199,999 BRIGHT MLS
• 2006-09-01 Sold (Public Records) $196,000 Public Records
• 2006-08-30 Sold (MLS) $196,000 MRIS
• 2006-07-20 Listing Removed — BRIGHT MLS
• 2006-07-20 Delisted — MRIS
• 2006-07-17 Listed $196,000 BRIGHT MLS
• 2006-07-17 Listed $196,000 MRIS
• 2001-06-11 Sold (Public Records) $126,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $3,032 · +33.5% YoY. Source: county tax records.