18 Highland Hls · Port Deposit, MD 21904

$37,000

2 bd · 1.0 ba · 840 sqft · SingleFamily · 68 Days on market

Built 1980 Fair condition $44/sqft · 18% below area Est $45k · 18% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom one bath manufactured home is located in a friendly park you'll love to call home. The home has a spacious layout and a large storage shed for added convenience. Enjoy comfortable living with propane heat, newer furnace and CAC just 6 years old. The kitchen is equipped with a refrigerator, stove and washer, dryer. Newer metal roof. BUYER MUST BE PARK APPROVED. Ground rent/park fee is only $420 a month. A great opportunity for affordable living in a pleasant community, - don't miss out!

Key facts

• Built 1980
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $37k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $947 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $37k).
• Recommended offer: $35k (6.0% below list) — sets the bar for market timing.
• Cap rate 37.0% vs local median 2.8% in Port Deposit — 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 56/100 on livability (#406 in MD) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A, employment B+; Watch: schools F, crime F, amenities 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.
• Market conditions: 26 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 $256 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $3k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $34,780 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 4.11% ✓
• Cap rate: 37.00%
• Cash-on-cash: 109.66%
• DSCR: 5.88
• GRM: 2.0

CMA / ARV

• ARV (median comp): $45,147
• List price: $37,000
• Delta: -18.05%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Sandybrook Dr	0.13mi	2/1.5	800 (-5%)	3mo	$40,000	$50	81
21 Highland Hills Dr	0.03mi	2/2.0	840 (0%)	22mo	$42,500	$51	76
7 Wildflower Way	0.08mi	2/2.0	924 (+10%)	18mo	$16,000	$17	60

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: —
• Equity multiple: 6.24×
• Total profit: $54,326
• Equity at exit: $5,517

10-year hold

• IRR: —
• Equity multiple: 13.07×
• Total profit: $125,043
• Equity at exit: $3,199

Cash invested: $10,360 (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 21904

• Home prices YoY: -35.0%
• Active inventory: 26
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$194
• Tax est. 1.5%: −$46 /mo · $555/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $947

Break-even live

Break-even rent $324

Max offer price $37,000

Occupancy floor 33%

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $37,000 Active 68 DOM
2. 2026-06-17
   days on market $37,000 Active 67 DOM
3. 2026-06-16
   days on market $37,000 Active 66 DOM
4. 2026-06-15
   days on market $37,000 Active 65 DOM
5. 2026-06-13
   days on market $37,000 Active 63 DOM
6. 2026-06-09
   days on market $37,000 Active 59 DOM
7. 2026-06-08
   days on market $37,000 Active 58 DOM
8. 2026-06-07
   days on market $37,000 Active 57 DOM
9. 2026-06-04
   days on market $37,000 Active 54 DOM
10. 2026-06-03
    days on market $37,000 Active 53 DOM
11. 2026-06-02
    days on market $37,000 Active 52 DOM
12. 2026-06-01
    days on market $37,000 Active 51 DOM
13. 2026-05-31
    days on market $37,000 Active 50 DOM
14. 2026-04-11
    listed $40,000 Active 505-char remark

    Show marketing remark (505 chars)

    This 2-bedroom one bath manufactured home is located in a friendly park you'll love to call home. The home has a spacious layout and a large storage shed for added convenience. Enjoy comfortable living with propane heat, newer furnace and CAC just 6 years old. The kitchen is equipped with a refrigerator, stove and washer, dryer. Newer metal roof. BUYER MUST BE PARK APPROVED. Ground rent/park fee is only $420 a month. A great opportunity for affordable living in a pleasant community, - don't miss out!

15. 2026-04-03
    historical
16. 2026-03-30
    listed $40,000 Active
17. 2024-12-16
    soldstatus $38,500 Closed
18. 2024-12-13
    status Pending
19. 2024-12-03
    listed $38,500 Active

ⓘ 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: $18,265
• − Mortgage interest: −$2,073
• − Property taxes: −$555
• − Insurance: −$185
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$1,076
• Taxable income: $11,454
• Est. tax owed @ 24.0%: −$2,749
• After-tax cash flow: $8,612/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

Fair 45/100 Moderate rehab

This 2-bedroom manufactured home requires moderate repairs and maintenance to improve its condition and value. Paint and flooring updates would significantly enhance its appeal.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard fixtures
• Minor exterior siding — slight wear

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Rental replace carpeted flooring — improves comfort and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
exterior siding · slight wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Rental replace carpeted flooring — improves comfort and appearance ↑

ⓘ 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 — Port Deposit

• Score: 56/100
• State rank: #406
• US rank: #22434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,401

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 6% Black 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 3% Italian 3% Serbian 2%
• Foreign-born: 3% · Canada, Guatemala
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -134.21%
• Current HPI: 249.2215
• 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

+3.9% since first listed

6 events — show timeline

• 2026-04-11 Listed $40,000 BRIGHT MLS
• 2026-04-03 Listing Removed — BRIGHT MLS
• 2026-03-30 Listed $40,000 BRIGHT MLS
• 2024-12-16 Sold (MLS) $38,500 BRIGHT MLS
• 2024-12-13 Pending — BRIGHT MLS
• 2024-12-03 Listed $38,500 BRIGHT MLS