1314 Dorchester Ave · Pocomoke City, MD 21851

$199,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 139 Days on market

Built 1953 5,225 sqft lot $167/sqft · 6% above area Est $189k · 6% over

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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 +15.6/30.0
• DSCR +4.8/10.0
• ARV discount +4.8/15.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1314 Dorchester St! This charming home boasts a spacious layout and is ready for immediate move-in. Meticulously maintained, it offers the perfect blend of comfort, convenience, and functionality. Designed for comfortable living, the residence features an open floor plan welcoming you the moment you step inside. The living room creates a warm and inviting space for entertaining guests or enjoying cozy gatherings with family. The adjoining kitchen area, complete with recent updates makes meal preparation and hosting both simple and enjoyable. Featuring three bedrooms all with walk-in closet, this home provides room for family and guests. In addition to its inviting interior and generous living spaces, the property’s location offers convenient access to nearby parks, highly rated schools, and shopping centers, making daily errands and weekend outings effortless. Recent upgrades include new roof and shuttlers installed 6/10/2024, updated appliances in kitchen and modernized bathroom with stylish fixtures and fresh paint throughout, adding to the home’s appeal and move-in readiness. Step outside to enjoy the spacious yard—perfect for gardening, outdoor activities, or simply relax in your own private oasis. Whether you are seeking a comfortable retreat or a place to host memorable gatherings, this property delivers versatility and charm.

Key facts

• Updated appliances
• Spacious yard
• Open floor plan

Tags

• OPEN FLOOR PLAN
• RECENT UPDATES
• UPDATED APPLIANCES
• MODERNIZED BATHROOM
• SPACIOUS YARD
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $179k (10.6% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 5.6% in Pocomoke City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#157 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment D+, crime F, amenities F.
• Worcester County Public Schools (town): math 30% / reading 44% proficiency, ranked #6 of 24 in MD (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 69 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 354 units permitted in Worcester County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Worcester County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $170k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (median comp): $188,760
• List price: $199,900
• Delta: 5.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1315 Dorchester Ave	0.02mi	3/1.0	1,170 (-2%)	12mo	$179,900	$154	85
8 14th St	0.13mi	3/2.0	1,170 (-2%)	5mo	$213,090	$182	82
1403 Linden Dr	0.05mi	3/2.0	1,312 (+9%)	5mo	$175,000	$133	74
1410 Cedar Run	0.21mi	3/2.0	1,311 (+9%)	3mo	$289,900	$221	68
9 Central Ave	0.14mi	3/1.0	1,320 (+10%)	10mo	$212,000	$161	68
1503 Linden Dr	0.12mi	3/2.0	1,100 (-8%)	12mo	$262,000	$238	67
1411 Cedar Run	0.18mi	3/2.5	1,331 (+11%)	4mo	$280,000	$210	64
607 Hillcrest Dr	0.52mi	3/2.0	1,176 (-2%)	6mo	$248,000	$211	64
618 Hillcrest Dr	0.56mi	3/2.0	1,191 (-1%)	13mo	$240,000	$202	58
619 Oxford St	0.58mi	3/2.0	1,080 (-10%)	7mo	$190,000	$176	46
621 Cedar St	0.64mi	3/2.5	1,350 (+12%)	6mo	$220,000	$163	39
1920 N Old Mill Dr	0.72mi	3/2.0	1,323 (+10%)	9mo	$244,900	$185	38

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-27,042
• Equity at exit: $29,806

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-16,675
• Equity at exit: $17,284

Cash invested: $55,972 (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 21851

• Home prices YoY: -4.0%
• Active inventory: 69
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,787 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$196 /mo · $2,349/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $84

Break-even live

Break-even rent $1,680

Max offer price $199,900

Occupancy floor 90%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
241 Morgans Ct Pocomoke City, MD	3.0	2.5	1304	$1,795	$1.38	13d	1	0.26mi
242 Morgans Ct Pocomoke City, MD	3.0	2.5	1304	$1,795	$1.38	13d	1	0.26mi
202 Carsons Ct Pocomoke City, MD	3.0	2.0	1472	$1,695	$1.15	13d	1	0.32mi
621 Cedar St Pocomoke City, MD	3.0	2.5	1352	$2,195	$1.62	13d	1	0.60mi
704 5th St Pocomoke City, MD	2.0	1.0	784	$1,395	$1.78	13d	1	0.80mi
406 Maple St Pocomoke City, MD	2.0	1.0	829	$1,400	$1.69	13d	1	0.80mi
2005 S Old Mill Dr Pocomoke City, MD	3.0	2.0	1373	$1,895	$1.38	13d	1	0.83mi
2007 S Old Mill Dr Pocomoke City, MD	3.0	2.0	1302	$1,895	$1.46	13d	1	0.84mi

Listing history 12 events

1. 2026-04-01
   price $199,900 1383-char remark

   Show marketing remark (1383 chars)

   Welcome to 1314 Dorchester St! This charming home boasts a spacious layout and is ready for immediate move-in. Meticulously maintained, it offers the perfect blend of comfort, convenience, and functionality. Designed for comfortable living, the residence features an open floor plan welcoming you the moment you step inside. The living room creates a warm and inviting space for entertaining guests or enjoying cozy gatherings with family. The adjoining kitchen area, complete with recent updates makes meal preparation and hosting both simple and enjoyable. Featuring three bedrooms all with walk-in closet, this home provides room for family and guests. In addition to its inviting interior and generous living spaces, the property’s location offers convenient access to nearby parks, highly rated schools, and shopping centers, making daily errands and weekend outings effortless. Recent upgrades include new roof and shuttlers installed 6/10/2024, updated appliances in kitchen and modernized bathroom with stylish fixtures and fresh paint throughout, adding to the home’s appeal and move-in readiness. Step outside to enjoy the spacious yard—perfect for gardening, outdoor activities, or simply relax in your own private oasis. Whether you are seeking a comfortable retreat or a place to host memorable gatherings, this property delivers versatility and charm.

2. 2026-03-04
   price $209,900 1383-char remark

   Show marketing remark (1383 chars)

   Welcome to 1314 Dorchester St! This charming home boasts a spacious layout and is ready for immediate move-in. Meticulously maintained, it offers the perfect blend of comfort, convenience, and functionality. Designed for comfortable living, the residence features an open floor plan welcoming you the moment you step inside. The living room creates a warm and inviting space for entertaining guests or enjoying cozy gatherings with family. The adjoining kitchen area, complete with recent updates makes meal preparation and hosting both simple and enjoyable. Featuring three bedrooms all with walk-in closet, this home provides room for family and guests. In addition to its inviting interior and generous living spaces, the property’s location offers convenient access to nearby parks, highly rated schools, and shopping centers, making daily errands and weekend outings effortless. Recent upgrades include new roof and shuttlers installed 6/10/2024, updated appliances in kitchen and modernized bathroom with stylish fixtures and fresh paint throughout, adding to the home’s appeal and move-in readiness. Step outside to enjoy the spacious yard—perfect for gardening, outdoor activities, or simply relax in your own private oasis. Whether you are seeking a comfortable retreat or a place to host memorable gatherings, this property delivers versatility and charm.

3. 2026-01-07
   listed $219,900 Active 1383-char remark

   Show marketing remark (1383 chars)

   Welcome to 1314 Dorchester St! This charming home boasts a spacious layout and is ready for immediate move-in. Meticulously maintained, it offers the perfect blend of comfort, convenience, and functionality. Designed for comfortable living, the residence features an open floor plan welcoming you the moment you step inside. The living room creates a warm and inviting space for entertaining guests or enjoying cozy gatherings with family. The adjoining kitchen area, complete with recent updates makes meal preparation and hosting both simple and enjoyable. Featuring three bedrooms all with walk-in closet, this home provides room for family and guests. In addition to its inviting interior and generous living spaces, the property’s location offers convenient access to nearby parks, highly rated schools, and shopping centers, making daily errands and weekend outings effortless. Recent upgrades include new roof and shuttlers installed 6/10/2024, updated appliances in kitchen and modernized bathroom with stylish fixtures and fresh paint throughout, adding to the home’s appeal and move-in readiness. Step outside to enjoy the spacious yard—perfect for gardening, outdoor activities, or simply relax in your own private oasis. Whether you are seeking a comfortable retreat or a place to host memorable gatherings, this property delivers versatility and charm.

4. 2023-12-11
   soldstatus $170,000
5. 2023-12-08
   soldstatus $170,000 Closed 366-char remark

   Show marketing remark (366 chars)

   Ready to move in. In the last few years this home has had extensive remodeling completed. The improvements include a new kitchen, appliances, bath, Ductless heat & air conditioning, interior painting, carpeting, and hardwood floors refinished. The private fenced rear yard is great for kids and pets. Call today to schedule a showing. Walkin closet in bedroom.

6. 2023-11-08
   historical Active Under Contract 366-char remark

   Show marketing remark (366 chars)

   Ready to move in. In the last few years this home has had extensive remodeling completed. The improvements include a new kitchen, appliances, bath, Ductless heat & air conditioning, interior painting, carpeting, and hardwood floors refinished. The private fenced rear yard is great for kids and pets. Call today to schedule a showing. Walkin closet in bedroom.

7. 2023-11-01
   listed $169,900 Active 366-char remark

   Show marketing remark (366 chars)

   Ready to move in. In the last few years this home has had extensive remodeling completed. The improvements include a new kitchen, appliances, bath, Ductless heat & air conditioning, interior painting, carpeting, and hardwood floors refinished. The private fenced rear yard is great for kids and pets. Call today to schedule a showing. Walkin closet in bedroom.

8. 2004-05-26
   soldstatus $72,900
9. 2004-05-21
   soldstatus $72,900
10. 2004-03-04
    historical
11. 2004-03-01
    listed $72,900
12. 2000-06-16
    soldstatus $50,000

ⓘ 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: $2,349 · $196/mo
• Projected year-2 tax: $2,349 · $196/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 9/10 Extreme 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,440
• − Mortgage interest: −$11,198
• − Property taxes: −$2,349
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$5,815
• Taxable loss: −$2,352
• Est. tax savings @ 24.0%: +$564
• After-tax cash flow: $1,574/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: Worcester County Public Schools
• NCES district ID: 2400720
• Math proficiency: 30% ▼ -25.00%
• Reading proficiency: 44% ▼ -20.00%
• Median HH income: $56,748
• Composite: 32.6/100
• National rank: #5672
• State rank: #6 of 24 in MD

Livability — Pocomoke City

• Score: 71/100
• State rank: #157
• US rank: #7066

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pocomoke City, MD
• Population (ZIP): 7,252

Population outlook (Worcester County) Hauer SSP2

• Today (2025): 51,363 people
• By 2030: 51,191 · -0.3%
• By 2040: 50,459 · -1.8%
• By 2050: 49,451 · -3.7%
• By 2075: 48,533 · -5.5%
• By 2100: 44,223 · -13.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 54% Black 37% Two or more races 5% Asian 2% Hispanic / Latino 2%
• Common ancestry: Scandinavian 2% Romanian 2% Scotch-Irish 2%
• Foreign-born: 5% · Canada, Dominican Republic, Mexico
• Languages at home: 93% English-only · Other Asian/Pacific 1% Spanish 1% Vietnamese 1%

Political lean MEDSL · Worcester

• 2024 margin: Strong R (+22.0) · D 38.0% · R 60.0% · Other 2.0%
• 2008→2024 swing: -6.5pp toward R · 2008: -15.5pp · 2024: -22.0pp
• All cycles: 2024: R+22.0 2020: R+19.0 2016: R+27.9 2012: R+18.3 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.03%
• Current HPI: 243.2329
• 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

+299.8% since first listed

12 events — show timeline

• 2026-04-01 Price Changed $199,900 BRIGHT MLS
• 2026-03-04 Price Changed $209,900 BRIGHT MLS
• 2026-01-07 Listed $219,900 BRIGHT MLS
• 2023-12-11 Sold (Public Records) $170,000 Public Records
• 2023-12-08 Sold (MLS) $170,000 BRIGHT MLS
• 2023-11-08 Contingent — BRIGHT MLS
• 2023-11-01 Listed $169,900 BRIGHT MLS
• 2004-05-26 Sold (Public Records) $72,900 Public Records
• 2004-05-21 Sold (MLS) $72,900 BRIGHT MLS
• 2004-03-04 Listing Removed — BRIGHT MLS
• 2004-03-01 Listed $72,900 BRIGHT MLS
• 2000-06-16 Sold (Public Records) $50,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,349 · +5.2% YoY. Source: county tax records.