5421 Skipjack Dr N · Cambridge, MD 21613

$110,000

3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 142 Days on market

Built 1998 Good condition 8,712 sqft lot $69/sqft · 42% below area Est $191k · 42% under ↓ 15% since listing

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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
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy peaceful country living at an incredible value! Located in the Bay Country community, this charming three bedroom, two bath home is conveniently located a short distance to route 50, restaurants, entertainment and shopping centers. This home has undergone some interior renovations in the last two years, offering you a head start on personalizing the space. Buyer is subject to park approval.

Key facts

• 8,712 sq ft lot
• Built 1998
• Listed 141 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.8% vs local median 4.2% in Cambridge — 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 (#255 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: amenities D, schools F, crime F.
• Dorchester County Public Schools (rural): math 10% / reading 23% proficiency, ranked #23 of 24 in MD (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 292 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 81 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Dorchester County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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: 2.30% ✓
• Cap rate: 19.80%
• Cash-on-cash: 48.23%
• DSCR: 3.15
• GRM: 3.6

CMA / ARV

• ARV (median comp): $190,704
• List price: $110,000
• Delta: -42.32%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2958 Old Route 50	0.49mi	4/1.5 (+1)	1,548 (-3%)	5mo	$135,000	$87	61

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: 45.7%
• Equity multiple: 2.98×
• Total profit: $61,062
• Equity at exit: $16,401

10-year hold

• IRR: 51.6%
• Equity multiple: 6.03×
• Total profit: $154,858
• Equity at exit: $9,511

Cash invested: $30,800 (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 21613

• Home prices YoY: -25.1%
• Active inventory: 292
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,529 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $1,238

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 46%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2214 Winterberry Ln Unit I Cambridge, MD	3.0	2.5	1945	$2,450	$1.26	44d	1	0.28mi
2208 Winterberry Ln Unit I Cambridge, MD	3.0	2.5	1919	$2,450	$1.28	44d	1	0.29mi
2914 Winterberry Ln Cambridge, MD	4.0	3.5	2148	$2,600	$1.21	44d	1	0.43mi
2108 Winterberry Ln Cambridge, MD	3.0	2.5	1909	$2,500	$1.31	44d	1	0.52mi
2104 Winterberry Ln Cambridge, MD	3.0	2.5	1909	$2,500	$1.31	44d	1	0.52mi
2102 Winterberry Ln Cambridge, MD	3.0	2.5	1909	$2,800	$1.47	44d	1	0.53mi

Listing history 18 events

1. 2026-06-18
   days on market $110,000 Active 142 DOM
2. 2026-06-17
   days on market $110,000 Active 141 DOM
3. 2026-06-16
   days on market $110,000 Active 140 DOM
4. 2026-06-15
   days on market $110,000 Active 139 DOM
5. 2026-06-13
   days on market $110,000 Active 137 DOM
6. 2026-06-12
   days on market $110,000 Active 136 DOM
7. 2026-06-09
   days on market $110,000 Active 133 DOM
8. 2026-06-08
   days on market $110,000 Active 132 DOM
9. 2026-06-07
   days on market $110,000 Active 131 DOM
10. 2026-06-07
    days on market $110,000 Active 130 DOM
11. 2026-06-04
    days on market $110,000 Active 127 DOM
12. 2026-06-02
    days on market $110,000 Active 126 DOM
13. 2026-06-01
    days on market $110,000 Active 125 DOM
14. 2026-05-31
    days on market $110,000 Active 124 DOM
15. 2026-05-31
    days on market $110,000 Active 123 DOM
16. 2026-03-12
    price $110,000 399-char remark

    Show marketing remark (399 chars)

    Enjoy peaceful country living at an incredible value! Located in the Bay Country community, this charming three bedroom, two bath home is conveniently located a short distance to route 50, restaurants, entertainment and shopping centers. This home has undergone some interior renovations in the last two years, offering you a head start on personalizing the space. Buyer is subject to park approval.

17. 2026-01-28
    listed $130,000 Active 399-char remark

    Show marketing remark (399 chars)

    Enjoy peaceful country living at an incredible value! Located in the Bay Country community, this charming three bedroom, two bath home is conveniently located a short distance to route 50, restaurants, entertainment and shopping centers. This home has undergone some interior renovations in the last two years, offering you a head start on personalizing the space. Buyer is subject to park approval.

18. 2026-01-27
    historical $130,000 399-char remark

    Show marketing remark (399 chars)

    Enjoy peaceful country living at an incredible value! Located in the Bay Country community, this charming three bedroom, two bath home is conveniently located a short distance to route 50, restaurants, entertainment and shopping centers. This home has undergone some interior renovations in the last two years, offering you a head start on personalizing the space. Buyer is subject to park approval.

ⓘ 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: $30,352
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,428
• − Management: −$2,428
• − Depreciation: −$3,200
• Taxable income: $13,934
• Est. tax owed @ 24.0%: −$3,344
• After-tax cash flow: $11,512/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 charming three-bedroom home has undergone cosmetic renovations and is in excellent condition, ready for a new owner to personalize the space.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping and adding plants — Improves curb appeal and enhances property value
• Both Adding a small front porch — Enhances curb appeal and provides a welcoming entrance

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping and adding plants — Improves curb appeal and enhances property value ↑
• Both Adding a small front porch — Enhances curb appeal and provides a welcoming entrance ↑

ⓘ 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: Dorchester County Public Schools
• NCES district ID: 2400300
• Math proficiency: 10% ▼ -14.00%
• Reading proficiency: 23% ▼ -12.00%
• Median HH income: $46,767
• Composite: 14.65/100
• National rank: #9404
• State rank: #23 of 24 in MD

Livability — Cambridge

• Score: 65/100
• State rank: #255
• US rank: #13046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,167

Population outlook (Dorchester County) Hauer SSP2

• Today (2025): 31,699 people
• By 2030: 31,054 · -2.0%
• By 2040: 29,712 · -6.3%
• By 2050: 28,618 · -9.7%
• By 2075: 28,436 · -10.3%
• By 2100: 28,937 · -8.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Black 33% Two or more races 10% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Dorchester

• 2024 margin: R (+14.6) · D 41.6% · R 56.1% · Other 2.3%
• 2008→2024 swing: -6.3pp toward R · 2008: -8.2pp · 2024: -14.6pp
• All cycles: 2024: R+14.6 2020: R+11.9 2016: R+16.0 2012: R+6.6 2008: R+8.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.03%
• Current HPI: 271.1127
• 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

-15.4% since first listed

3 events — show timeline

• 2026-03-12 Price Changed $110,000 BRIGHT MLS
• 2026-01-28 Listed $130,000 BRIGHT MLS
• 2026-01-27 Coming Soon $130,000 BRIGHT MLS