21172 Wyoming Ave · Tolchester, MD 21620

$200,000

4 bd · 3.0 ba · 2,920 sqft · SingleFamily public records · 13 Days on market

Built 1972 0.28 ac lot

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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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER SAYS PLEASE BRING AN OFFER! THIS IS A VERY BIG HOUSE LOCATED NEAR A LANDING AND MARINA WITH A COMMUNITY BEACH! THE UPSTAIRS HAD BEEN USED AS AN APARTMENT AND STILL INCLUDES AN UPSTAIRS KITCHEN, LIVING SPACE AND 2 BEDROOMS. WHAT A GREAT SPOT FOR YOUR GUESTS OR LONG TERM COMPANY. NICE, PRIVATE LOCATION NESTLED IN SOME SHADY WOODS. MUST SEE!

Key facts

• 0.28 acre lot
• Built 1972
• Listed 13 days

Property features AI

Finance

• Financial info: Improvement assessed value reported; Land assessed value reported; Tax assessed value and annual county tax reported; Assessment year reported

Exterior

• Parking: Driveway
• Utilities: Public sewer
• Home design: Detached structure; Fee simple ownership; Property condition listed as below average; Above-grade finished area reported by assessor
• Construction: Other foundation type; Year built reported by assessor
• Exterior features: No tidal water on the property; Other above- and below-grade structures

Interior

• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Has fireplace (1 total)
• Interior features: Assessor reported living area; Basement present (other type)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).

Location & tenants

• Location reads 59/100 on livability (#368 in MD) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: crime C-, cost of living D, amenities F.
• Kent County Public Schools (rural): math 10% / reading 28% proficiency, ranked #20 of 24 in MD (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Kent County High (math 27% / reading 57%, grade F, #126 of 222 statewide, top 57%, 531 students, 54% FRL).
• Zoned-school proficiency averages 42% at this address vs 19% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Kent County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 124 active listings in the ZIP; solid renter incomes; 50 units permitted in Kent County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($81k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Kent County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 30y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $200,000

Questions for the listing agent

1. Built in 1972 — 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. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $1,460,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21082 Wyoming Ave	0.17mi	3/3.5 (-1)	2,699 (-8%)	9mo	$1,350,000	$500	65
9050 Point Ln	0.53mi	4/3.0	3,166 (+8%)	12mo	$745,000	$235	52
8974 S Bayview Dr	0.41mi	4/3.5	3,232 (+11%)	24mo	$2,395,000	$741	41

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: -3.9%
• Equity multiple: 0.86×
• Total profit: $-8,088
• Equity at exit: $29,821

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $24,251
• Equity at exit: $17,292

Cash invested: $56,000 (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 21620

• Home prices YoY: -5.3%
• Active inventory: 124
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,150 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$184 /mo · $2,208/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $382

Break-even live

Break-even rent $1,666

Max offer price $200,000

Occupancy floor 77%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $200,000 Active 13 DOM
2. 2026-06-17
   days on market $200,000 Active 12 DOM
3. 2026-06-16
   days on market $200,000 Active 11 DOM
4. 2026-06-15
   days on market $200,000 Active 10 DOM
5. 2026-06-13
   days on market $200,000 Active 8 DOM
6. 2026-06-13
   days on market $200,000 Active 7 DOM
7. 2026-06-09
   days on market $200,000 Active 4 DOM
8. 2026-06-08
   days on market $200,000 Active 3 DOM
9. 2026-06-07
   remarks 189-char remark
10. 2026-06-07
    listed $200,000 Active 2 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: $2,208 · $184/mo
• Projected year-2 tax: $2,208 · $184/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 8/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,794
• − Mortgage interest: −$11,203
• − Property taxes: −$2,208
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − Depreciation: −$5,818
• Taxable income: $1,438
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $4,239/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: Kent County Public Schools
• NCES district ID: 2400450
• Math proficiency: 10% ▼ -13.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $53,748
• Composite: 17.37/100
• National rank: #9072
• State rank: #20 of 24 in MD

Livability — Tolchester

• Score: 59/100
• State rank: #368
• US rank: #19849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tolchester, MD
• County: Kent County · 13,810 people
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 13,810
• Household income: $80,530
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 444.0

Population outlook (Kent County) Hauer SSP2

• Today (2025): 18,915 people
• By 2030: 18,192 · -3.8%
• By 2040: 16,601 · -12.2%
• By 2050: 15,089 · -20.2%
• By 2075: 12,441 · -34.2%
• By 2100: 10,191 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 14% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Kent

• 2024 margin: Toss-up / Even · D 47.4% · R 50.2% · Other 2.3%
• 2008→2024 swing: -3.3pp toward R · 2008: 0.5pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.2 2016: R+4.6 2012: R+0.9 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.95%
• Current HPI: 286.6638
• Rent YoY: —
• Metro: Baltimore-Columbia-Towson, 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

+101.0% since first listed

17 events — show timeline

• 2026-06-05 Listed $200,000 BRIGHT MLS
• 2006-09-20 Sold (Public Records) $195,000 Public Records
• 2006-05-12 Sold (MLS) $195,000 MRIS
• 2006-04-05 Delisted — MRIS
• 2005-07-19 Delisted — MRIS
• 2005-07-19 Listed $199,900 MRIS
• 2005-05-03 Listed — MRIS
• 2002-07-01 Delisted — MRIS
• 2002-06-28 Sold (Public Records) $97,500 Public Records
• 2002-06-28 Sold (MLS) $97,500 MRIS
• 2002-03-15 Delisted — MRIS
• 2001-09-12 Listed — MRIS
• 1999-12-06 Listed $99,500 MRIS
• 1999-11-19 Delisted — MRIS
• 1999-11-15 Delisted — MRIS
• 1998-08-19 Listed — MRIS
• 1996-07-01 Listed — MRIS

Property tax history

+2.4%/yr

Latest (2025): $2,208 · +5.4% YoY. Source: county tax records.