39 Queen Eleanor Dr · Elkton, MD 21921

$95,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 153 Days on market

Built 2007 $57/sqft · at area comps Est $93k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.5/15.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained large home in scenic Sherwood Forest. Features include 3 large bedrooms, 2 full bathrooms, laundry room, large kitchen with breakfast/dining area with slider leading to front porch.

Key facts

• Built 2007
• Listed 152 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 4.1% in Elkton — 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 65/100 on livability (#261 in MD) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools F, crime 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.
• Market conditions: Rents rising (+2.3%/yr); 204 active listings in the ZIP; solid renter incomes; 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y ago; this cycle's ask has dropped $35k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.22% ✓
• Cap rate: 19.01%
• Cash-on-cash: 45.42%
• DSCR: 3.02
• GRM: 3.8

CMA / ARV

• ARV (median comp): $92,852
• List price: $95,000
• Delta: 2.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.32% rent growth · sell at horizon

5-year hold

• IRR: 41.8%
• Equity multiple: 2.78×
• Total profit: $47,330
• Equity at exit: $14,165

10-year hold

• IRR: 47.6%
• Equity multiple: 5.44×
• Total profit: $118,120
• Equity at exit: $8,214

Cash invested: $26,600 (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 21921

• Rents YoY: 2.3%
• Active inventory: 204
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,105 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $1,007

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 47%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $95,000 Active 153 DOM
2. 2026-06-17
   days on market $95,000 Active 152 DOM
3. 2026-06-16
   days on market $95,000 Active 151 DOM
4. 2026-06-15
   days on market $95,000 Active 150 DOM
5. 2026-06-13
   days on market $95,000 Active 148 DOM
6. 2026-06-09
   days on market $95,000 Active 144 DOM
7. 2026-06-08
   days on market $95,000 Active 143 DOM
8. 2026-06-07
   days on market $95,000 Active 142 DOM
9. 2026-06-04
   days on market $95,000 Active 139 DOM
10. 2026-06-03
    days on market $95,000 Active 138 DOM
11. 2026-06-02
    days on market $95,000 Active 137 DOM
12. 2026-06-01
    days on market $95,000 Active 136 DOM
13. 2026-05-31
    days on market $95,000 Active 135 DOM
14. 2026-05-14
    status Active 204-char remark

    Show marketing remark (204 chars)

    Beautifully maintained large home in scenic Sherwood Forest. Features include 3 large bedrooms, 2 full bathrooms, laundry room, large kitchen with breakfast/dining area with slider leading to front porch.

15. 2026-05-12
    historical 204-char remark

    Show marketing remark (204 chars)

    Beautifully maintained large home in scenic Sherwood Forest. Features include 3 large bedrooms, 2 full bathrooms, laundry room, large kitchen with breakfast/dining area with slider leading to front porch.

16. 2026-04-26
    price $95,000 204-char remark

    Show marketing remark (204 chars)

    Beautifully maintained large home in scenic Sherwood Forest. Features include 3 large bedrooms, 2 full bathrooms, laundry room, large kitchen with breakfast/dining area with slider leading to front porch.

17. 2026-04-25
    price $98,000 204-char remark

    Show marketing remark (204 chars)

    Beautifully maintained large home in scenic Sherwood Forest. Features include 3 large bedrooms, 2 full bathrooms, laundry room, large kitchen with breakfast/dining area with slider leading to front porch.

18. 2026-01-30
    price $105,000 204-char remark

    Show marketing remark (204 chars)

    Beautifully maintained large home in scenic Sherwood Forest. Features include 3 large bedrooms, 2 full bathrooms, laundry room, large kitchen with breakfast/dining area with slider leading to front porch.

19. 2026-01-14
    listed $130,000 Active 204-char remark

    Show marketing remark (204 chars)

    Beautifully maintained large home in scenic Sherwood Forest. Features include 3 large bedrooms, 2 full bathrooms, laundry room, large kitchen with breakfast/dining area with slider leading to front porch.

20. 2019-07-31
    soldstatus $69,119 Closed
21. 2019-06-05
    status Pending
22. 2019-05-30
    listed $69,900 Active
23. 2016-07-29
    soldstatus $59,000
24. 2015-06-19
    historical
25. 2015-06-19
    historical Expired
26. 2014-06-20
    listed Active
27. 2014-06-20
    listed $74,000
28. 2014-06-16
    listed $74,000
29. 2014-06-16
    historical
30. 2014-06-16
    listed $74,000
31. 2014-06-16
    historical
32. 2014-04-18
    historical
33. 2013-04-17
    listed $73,000
34. 2012-12-31
    historical
35. 2011-11-21
    listed $84,900
36. 2009-10-22
    historical
37. 2008-10-23
    listed $90,000

ⓘ 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: $25,266
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$2,764
• Taxable income: $11,238
• Est. tax owed @ 24.0%: −$2,697
• After-tax cash flow: $9,384/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: 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 — Elkton

• Score: 65/100
• State rank: #261
• US rank: #13293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cecil County · 65,041 people
• City population: 45,527
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 45,527
• Household income: $85,775
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 1438.0

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 (76%)
• Race & ethnicity: White 76% Black 9% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▼ -192.67%
• Current HPI: 253.7641
• Rent YoY: ▲ 2.32%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

+5.6% since first listed

24 events — show timeline

• 2026-05-14 Relisted — BRIGHT MLS
• 2026-05-12 Listing Removed — BRIGHT MLS
• 2026-04-26 Price Changed $95,000 BRIGHT MLS
• 2026-04-25 Price Changed $98,000 BRIGHT MLS
• 2026-01-30 Price Changed $105,000 BRIGHT MLS
• 2026-01-14 Listed $130,000 BRIGHT MLS
• 2019-07-31 Sold (MLS) $69,119 BRIGHT MLS
• 2019-06-05 Pending — BRIGHT MLS
• 2019-05-30 Listed $69,900 BRIGHT MLS
• 2016-07-29 Sold (MLS) $59,000 BRIGHT MLS
• 2015-06-19 Delisted — MRIS
• 2015-06-19 Listing Removed — BRIGHT MLS
• 2014-06-20 Listed — MRIS
• 2014-06-20 Listed $74,000 BRIGHT MLS
• 2014-06-16 Listing Removed — BRIGHT MLS
• 2014-06-16 Listed $74,000 BRIGHT MLS
• 2014-06-16 Listing Removed — BRIGHT MLS
• 2014-06-16 Listed $74,000 BRIGHT MLS
• 2014-04-18 Listing Removed — BRIGHT MLS
• 2013-04-17 Listed $73,000 BRIGHT MLS
• 2012-12-31 Listing Removed — BRIGHT MLS
• 2011-11-21 Listed $84,900 BRIGHT MLS
• 2009-10-22 Listing Removed — BRIGHT MLS
• 2008-10-23 Listed $90,000 BRIGHT MLS