16 Shady Ln · Darlington, MD 21918

$84,900

3 bd · 1.0 ba · 980 sqft · Manufactured · 12 Days on market

Built 1976 Good condition

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This home has been completely remodeled with so many NEW Updates including : replacement tilt in, vinyl windows, architectural 30 year roof, gutters and downspouts, house wrap & vinyl siding, 4 high efficiency Cooper mini split systems, wide plank vinyl plank flooring, new PVC plumbing, new electric, Granite counters and deep sink in kitchen with island and 42" cherry cabinets with lighting, ceiling fans, Samsung refrigerator with ice and water, gas stove, recessed lighting, new bathroom vanity, high efficiency stackable, Maytag washer and dryer, built in cabinets and desk, new bathroom vanity and oversized tub, shower unit. , new insulated crawl space with foam board perimeter

Key facts

• Remodeled
• Deep sink in kitchen
• New pvc plumbing

Tags

• REMODELED
• ARCHITECTURAL 30 YEAR ROOF
• NEW PVC PLUMBING
• NEW ELECTRIC
• GRANITE COUNTERS
• DEEP SINK IN KITCHEN

Property features AI

Finance

• Other: Property manager present
• Financial info: Ground rent exists and is paid monthly
• HOA & community: Association recreation fee applies; Association fees cover common area maintenance, management, road maintenance, sewer, snow removal, trash, taxes and water

Exterior

• Parking: Paved driveway with space for 2 vehicles; Total of 2 garage/parking spaces
• Utilities: Private / community water; Community septic tank; Propane available; Cable TV and cable internet service
• Home design: Mobile home (single wide, pre-1976); Estimated year built; Entry level bedrooms (main floor configuration)
• Construction: Block foundation and concrete perimeter; Block and vinyl siding construction; Architectural shingle roof; Replacement vinyl-clad windows
• Exterior features: Exterior lighting; Outbuilding(s) / shed; Deck(s); Landscaping; Backs to trees; Adjoins open space

Interior

• Kitchen: Built-in microwave; Dishwasher; Garbage disposal; Exhaust fan; Icemaker; Refrigerator; Stove; Kitchen island; Pantry
• Bedrooms: 3 bedrooms on the main level (one is the master bedroom)
• Flooring: Luxury vinyl plank; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Ceiling fan(s); Ductless / mini-split cooling; Electric heating; Electric hot water
• Interior features: Tub with shower; Breakfast area; Built-in shelving; Ceiling fan(s); Combination kitchen and dining; Traditional floor plan; Kitchen island; Pantry; Recessed lighting; Window treatments; Six-panel doors; Drywall and paneled walls
• Laundry & utility: Front-loading washer; Front-loading dryer; Stacked washer/dryer configuration; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 10.8% vs local median 2.7% in Darlington — 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 66/100 on livability (#241 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime C-, amenities 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: Conowingo Elementary (math 17% / reading 17%, grade F, #408 of 860 statewide, top 50%, 388 students, 45% FRL); Rising Sun Middle School (math 12% / reading 36%, grade F, #114 of 225 statewide, top 52%, 619 students, 38% FRL); Rising Sun High (math 50% / reading 72%, grade C+, #65 of 222 statewide, top 31%, 1,106 students, 33% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 49 active listings in the ZIP; 563 units permitted in Cecil County in 2024 (330 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1976 — 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: 1.35% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.15%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.1%
• Equity multiple: 1.28×
• Total profit: $6,632
• Equity at exit: $12,659

10-year hold

• IRR: 16.5%
• Equity multiple: 2.35×
• Total profit: $32,077
• Equity at exit: $7,341

Cash invested: $23,772 (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 21918

• Home prices YoY: -18.1%
• Active inventory: 49
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $320

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 67%

Sensitivity live

Price	-10% $379	-5% $349	+0% $320	+5% $291	+10% $261
Rent	-10% $229	-5% $275	+0% $320	+5% $365	+10% $411
Rate	-1.0pp $363	-0.5pp $341	base $320	+0.5pp $298	+1.0pp $275

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $84,900 Active 12 DOM
2. 2026-06-17
   days on market $84,900 Active 11 DOM
3. 2026-06-16
   days on market $84,900 Active 10 DOM
4. 2026-06-15
   days on market $84,900 Active 9 DOM
5. 2026-06-13
   days on market $84,900 Active 7 DOM
6. 2026-06-09
   days on market $84,900 Active 3 DOM
7. 2026-06-08
   days on market $84,900 Active 2 DOM
8. 2026-06-07
   remarks 690-char remark
9. 2026-06-07
   listed $84,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,771
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$2,470
• Taxable income: $2,644
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $3,204/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This home has been completely remodeled with new updates, including a new roof, windows, siding, and interior finishes, making it move-in ready and highly attractive for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both exterior paint — fresh paint improves curb appeal and value
• Both interior paint — fresh paint enhances interior aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both exterior paint — fresh paint improves curb appeal and value ↑
• Both interior paint — fresh paint enhances interior aesthetics and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Darlington

• Score: 66/100
• State rank: #241
• US rank: #11974

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,125

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 (89%)
• Race & ethnicity: White 89% Two or more races 8% Black 2% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Slovak 4% Portuguese 1%
• Foreign-born: 0% · South Korea
• Languages at home: 95% English-only · Other Indo-European 2% French/Haitian/Cajun 1% Spanish 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: ▼ -56.53%
• Current HPI: 255.9097
• 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

1 event — show timeline

• 2026-06-06 Listed $84,900 BRIGHT MLS