5460 Sandy Hill Rd · Tyaskin, MD 21856

$159,000

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 6 Days on market

Built 1992 2.41 ac lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Nestled on a mostly wooded 2.41-acre lot, this manufactured home offers a country retreat surrounded by trees and a hilly knoll (for our area). The exterior features a newer asphalt roof and vinyl siding, complemented by thoughtfully placed exterior lights that illuminate the property at night. A detached garage provides additional storage and parking, enhancing the convenience of this country lifestyle. Enjoy the outdoors with ample space for gardens or recreation. The inviting ambiance is further enhanced by a cozy wood fireplace, perfect for gathering on cool evenings. Enjoy the fun that comes with an interior ready for your individualized touch. This property is not just a home; it is a

Key facts

• Cozy wood fireplace
• Vinyl siding
• Newer asphalt roof

Tags

• NEWER ASPHALT ROOF
• VINYL SIDING
• DETACHED GARAGE
• AMPLE SPACE FOR GARDENS
• COZY WOOD FIREPLACE

Property features AI

Finance

• Other: Pets allowed with no restrictions; Ground rent paid annually

Exterior

• Parking: Detached garage (1 car); Driveway parking; Off-street parking; Garage includes additional storage area
• Utilities: Well water; Septic system; Electric cooling; Electric hot water
• Home design: Manufactured home; Fee simple ownership; Not in a federal flood zone
• Construction: Asphalt roof; Asphalt and vinyl siding exterior; Above-grade structures; Year built estimated
• Exterior features: Flood lights; Outbuilding(s)

Interior

• Flooring: Carpet; Vinyl
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning; Electric hot water
• Interior features: Partially furnished; Wood-burning fireplace (1)
• Laundry & utility: Laundry facilities on site

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $970 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).

Location & tenants

• Location reads 52/100 on livability (#439 in MD) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A, cost of living B; Watch: amenities F, commute F, employment F.
• Wicomico County Public Schools (urban): math 16% / reading 26% proficiency, ranked #19 of 24 in MD (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Westside Primary (192 students, 42% FRL); Salisbury Middle (math 13% / reading 27%, grade F, #147 of 225 statewide, top 68%, 873 students, 51% FRL); James M. Bennett High (math 55% / reading 66%, grade C+, #71 of 222 statewide, top 32%, 1,343 students, 44% FRL).
• Zoned-school proficiency averages 40% at this address vs 21% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Wicomico County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 11 active listings in the ZIP; 278 units permitted in Wicomico County in 2024 (44 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.1% local appreciation)).
• Wicomico County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.1% 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $159,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.53% ✓
• Cap rate: 13.62%
• Cash-on-cash: 26.15%
• DSCR: 2.16
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.9%
• Equity multiple: 3.23×
• Total profit: $99,311
• Equity at exit: $91,074

10-year hold

• IRR: 34.1%
• Equity multiple: 6.53×
• Total profit: $246,300
• Equity at exit: $157,991

Cash invested: $44,520 (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 21856

• Home prices YoY: 2.4%
• Active inventory: 11
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,439 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $970

Break-even live

Break-even rent $1,211

Max offer price $159,000

Occupancy floor 55%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-16
   status Pending
2. 2026-04-10
   listed $159,000 Active

ⓘ 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: $681 · $57/mo
• Projected year-2 tax: $1,207 · $101/mo
• Expected delta: +$526/yr (+$44/mo · 77.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,274
• − Mortgage interest: −$8,906
• − Property taxes: −$681
• − Insurance: −$795
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − Depreciation: −$4,625
• Taxable income: $9,582
• Est. tax owed @ 24.0%: −$2,300
• After-tax cash flow: $9,345/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: Wicomico County Public Schools
• NCES district ID: 2400690
• Math proficiency: 16% ▼ -18.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $51,745
• Composite: 18.87/100
• National rank: #8860
• State rank: #19 of 24 in MD

Livability — Tyaskin

• Score: 52/100
• State rank: #439
• US rank: #24977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 816

Population outlook (Wicomico County) Hauer SSP2

• Today (2025): 108,548 people
• By 2030: 111,783 · +3.0%
• By 2040: 118,139 · +8.8%
• By 2050: 123,641 · +13.9%
• By 2075: 139,784 · +28.8%
• By 2100: 145,334 · +33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 27% Two or more races 8%
• Common ancestry: Hispanic 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 2%

Political lean MEDSL · Wicomico

• 2024 margin: Lean R (+5.5) · D 46.1% · R 51.5% · Other 2.4%
• 2008→2024 swing: +0.3pp no change · 2008: -5.8pp · 2024: -5.5pp
• All cycles: 2024: R+5.5 2020: R+1.9 2016: R+11.6 2012: R+6.9 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.10%
• Current HPI: 216.379
• 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

2 events — show timeline

• 2026-04-16 Pending — BRIGHT MLS
• 2026-04-10 Listed $159,000 BRIGHT MLS

Property tax history

+0.9%/yr

Latest (2025): $681 · +0.7% YoY. Source: county tax records.