207 W Sunset Ave W · Greensboro, MD 21639

$195,000

6 bd · 1.0 ba · 2,148 sqft · SingleFamily public records · 26 Days on market

Built 1914 0.32 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 +20.3/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +6.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Welcome to 207 W Sunset Avenue, a well-located property in the heart of Greensboro, Maryland. Situated on a quiet residential street, this home offers convenient access to local shops, dining, schools, and parks, while maintaining the charm of a small-town setting. The property presents a solid opportunity for a primary residence, investment, or renovation project. With its established neighborhood and close proximity to major routes, commuting throughout Caroline County and the surrounding Eastern Shore is a breeze! This property is being sold as is and all inspections are for informational purposes only.

Key facts

• 0.32 acre lot
• Built 1914
• Listed 26 days

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#202 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment F.
• Caroline County Public Schools (rural): math 13% / reading 29% proficiency, ranked #17 of 24 in MD (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: North Caroline High School (math 39% / reading 61%, grade D+, #106 of 222 statewide, top 48%, 1,226 students, 59% FRL).
• Zoned-school proficiency averages 50% at this address vs 21% district-wide (+29 pts) — the actual schools serving this property are materially stronger than the Caroline County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 40 active listings in the ZIP; 59 units permitted in Caroline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (5.4% local appreciation)).
• Caroline County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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.
• Current owner paid $95k; list at $195k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $192,075 (1.5% below list)

Questions for the listing agent

1. Built in 1914 — 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. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $88,068
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 N Main St	0.40mi	5/2.0 (-1)	2,012 (-6%)	24mo	$82,500	$41	42

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

Projected returns pro-forma

5.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.20×
• Total profit: $65,712
• Equity at exit: $115,578

10-year hold

• IRR: 18.4%
• Equity multiple: 4.35×
• Total profit: $183,013
• Equity at exit: $203,800

Cash invested: $54,600 (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 21639

• Home prices YoY: 1.7%
• Active inventory: 40
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,160 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$353 /mo · $4,233/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $250

Break-even live

Break-even rent $1,844

Max offer price $195,000

Occupancy floor 83%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-03-19
   status Pending
2. 2026-02-23
   status Active
3. 2026-02-16
   historical
4. 2026-02-16
   listed $195,000 Active
5. 2026-02-13
   historical $195,000
6. 2024-03-15
   historical
7. 2024-03-15
   listed $235,000 Active
8. 2024-03-01
   historical
9. 2016-11-29
   historical Withdrawn
10. 2016-11-29
    historical
11. 2016-10-13
    listed Active
12. 2016-10-13
    listed $149,500
13. 2009-01-15
    soldstatus $95,000
14. 2009-01-12
    soldstatus $95,000 Sold
15. 2009-01-05
    historical
16. 2008-12-30
    price $99,000
17. 2008-12-05
    price $115,000
18. 2008-11-12
    price $119,900
19. 2008-09-02
    price $165,000
20. 2008-08-05
    price $170,000
21. 2008-07-15
    listed $181,900
22. 1993-06-18
    soldstatus $70,000

ⓘ 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: $4,233 · $353/mo
• Projected year-2 tax: $4,233 · $353/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 41% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,917
• − Mortgage interest: −$10,923
• − Property taxes: −$4,233
• − Insurance: −$975
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$5,673
• Taxable loss: −$33
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $3,003/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: Caroline County Public Schools
• NCES district ID: 2400180
• Math proficiency: 13% ▼ -22.00%
• Reading proficiency: 29% ▼ -14.00%
• Median HH income: $55,076
• Composite: 19.16/100
• National rank: #8823
• State rank: #17 of 24 in MD

Livability — Greensboro

• Score: 68/100
• State rank: #202
• US rank: #9657

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greensboro, MD
• Population (ZIP): 4,621

Population outlook (Caroline County) Hauer SSP2

• Today (2025): 31,205 people
• By 2030: 30,204 · -3.2%
• By 2040: 27,866 · -10.7%
• By 2050: 25,342 · -18.8%
• By 2075: 20,554 · -34.1%
• By 2100: 17,415 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 19% Two or more races 11% Black 9% Native American 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Lithuanian 5% Slovak 3% Iranian 2%
• Foreign-born: 11% · Canada
• Languages at home: 84% English-only · Spanish 15% Other Indo-European 1%

Political lean MEDSL · Caroline

• 2024 margin: Solid R (+38.0) · D 29.9% · R 67.9% · Other 2.2%
• 2008→2024 swing: -15.0pp toward R · 2008: -23.0pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+32.9 2016: R+39.5 2012: R+24.4 2008: R+23.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.43%
• Current HPI: 321.0192
• 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

+178.6% since first listed

22 events — show timeline

• 2026-03-19 Pending — BRIGHT MLS
• 2026-02-23 Relisted — BRIGHT MLS
• 2026-02-16 Listing Removed — BRIGHT MLS
• 2026-02-16 Listed $195,000 BRIGHT MLS
• 2026-02-13 Coming Soon $195,000 BRIGHT MLS
• 2024-03-15 Listing Removed — BRIGHT MLS
• 2024-03-15 Listed $235,000 BRIGHT MLS
• 2024-03-01 Coming Soon — BRIGHT MLS
• 2016-11-29 Listing Removed — BRIGHT MLS
• 2016-11-29 Delisted — MRIS
• 2016-10-13 Listed — MRIS
• 2016-10-13 Listed $149,500 BRIGHT MLS
• 2009-01-15 Sold (Public Records) $95,000 Public Records
• 2009-01-12 Sold (MLS) $95,000 MRIS
• 2009-01-05 Delisted — MRIS
• 2008-12-30 Price Changed $99,000 MRIS
• 2008-12-05 Price Changed $115,000 MRIS
• 2008-11-12 Price Changed $119,900 MRIS
• 2008-09-02 Price Changed $165,000 MRIS
• 2008-08-05 Price Changed $170,000 MRIS
• 2008-07-15 Listed $181,900 MRIS
• 1993-06-18 Sold (Public Records) $70,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $4,233 · +5.1% YoY. Source: county tax records.