11528 Beckford Ave · Princess Anne, MD 21853

$160,000

4 bd · 3.0 ba · 1,442 sqft · SingleFamily public records · 178 Days on market

Built 1900 0.29 ac lot Est $310k · 48% under

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Why this score? — see what drove the B 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• Appreciation +7.5/10.0
• 1% rule +6.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Fully leased Triplex for sale in southern Princess Anne near Rt13. There are two units that are 1br/1ba each and one unit that is a 2br/1ba. The property needs work to reach it's full potential but there is definitely room to make some money here. Roof is good, just needs to be cleaned. City water/sewer service saves you from expensive septic/well repairs in the future. Renovate one unit at a time or totally renovate the entire place. Another possibility is to convert the property back into a single family home and live there yourself. Property is zoned for multi-family so there's potential for redevelopment.

Key facts

• Fully leased triplex
• 0.29 acre lot
• Built 1900

Tags

• FULLY LEASED TRIPLEX
• ZONED FOR MULTI-FAMILY
• CITY WATER SEWER SERVICE
• POTENTIAL FOR REDEVELOPMENT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.6% in Princess Anne — 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 53/100 on livability (#431 in MD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: housing C-, schools F, crime 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.
• Market conditions: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 49 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $160k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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 1900 — 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. 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?
6. 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?
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: 1.13% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.80%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $310,030
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30453 Linden Ave	0.18mi	4/2.0	1,560 (+8%)	5mo	$204,000	$131	70
30443 Manor Dr	0.24mi	3/2.0 (-1)	1,342 (-7%)	1mo	$314,900	$235	68
30663 Imaginary Ln	0.35mi	3/2.0 (-1)	1,480 (+3%)	4mo	$32,500	$22	67
30435 Daphne Ln	0.52mi	3/3.0 (-1)	1,458 (+1%)	3mo	$325,000	$223	66
30440 Manor Dr	0.26mi	3/2.0 (-1)	1,374 (-5%)	6mo	$309,000	$225	66
30425 Plantation Dr	0.30mi	3/2.0 (-1)	1,372 (-5%)	12mo	$295,000	$215	59
11752 Beechwood St	0.45mi	3/2.5 (-1)	1,350 (-6%)	14mo	$264,990	$196	50
11714 Mansion St	0.41mi	3/1.5 (-1)	1,510 (+5%)	14mo	$221,000	$146	50
11393 Hayman Dr	0.67mi	3/2.0 (-1)	1,466 (+2%)	11mo	$329,900	$225	48
11770 St Stephens Way	0.74mi	3/2.0 (-1)	1,341 (-7%)	13mo	$239,900	$179	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 23.1%
• Equity multiple: 2.46×
• Total profit: $65,323
• Equity at exit: $91,145

10-year hold

• IRR: 22.5%
• Equity multiple: 4.86×
• Total profit: $172,957
• Equity at exit: $157,698

Cash invested: $44,800 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,803 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$78 /mo · $939/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $440

Break-even live

Break-even rent $1,246

Max offer price $160,000

Occupancy floor 71%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30746 Hampden Ave Unit A Princess Anne, MD	3.0	2.5	1350	$1,800	$1.33	21d	1	0.44mi

Listing history 3 events

1. 2026-04-20
   status Pending
2. 2025-10-24
   listed $160,000 Active
3. 2012-12-28
   soldstatus $40,000

ⓘ 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: $939 · $78/mo
• Projected year-2 tax: $1,342 · $112/mo
• Expected delta: +$402/yr (+$34/mo · 42.8%)

ⓘ 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 ≥104°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: $21,636
• − Mortgage interest: −$8,962
• − Property taxes: −$939
• − Insurance: −$800
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$4,655
• Taxable income: $2,818
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $4,608/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 — Princess Anne

• Score: 53/100
• State rank: #431
• US rank: #24481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princess Anne, MD
• County: Somerset County · 10,537 people
• City population: 10,537
• 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

+300.0% since first listed

3 events — show timeline

• 2026-04-20 Pending — BRIGHT MLS
• 2025-10-24 Listed $160,000 BRIGHT MLS
• 2012-12-28 Sold (Public Records) $40,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $939 · +14.1% YoY. Source: county tax records.