4506 Tyaskin Rd · Tyaskin, MD 21865

$123,000

2 bd · 1.0 ba · 1,208 sqft · SingleFamily public records · 1 Days on market

Built 1850 1.68 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 +22.3/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.5/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Opportunity awaits in the quiet waterfront community of Tyaskin! Situated on 1.68 acres, this property is ideal for anyone dreaming of creating their own farmette, weekend retreat, or country homestead. The property features a pasture, two horse stalls, and two run-in sheds, offering plenty of space and shelter for horses. There is also a dedicated area for smaller caged animals, making this a wonderful setup for hobby farmers or animal lovers. A well with a hand pump provides a convenient water source for livestock and outdoor use. The existing home has good, solid bones and has been stripped down, providing a blank canvas for your vision. The house will require all new plumbing and electr

Key facts

• New plumbing
• Two horse stalls
• New electrical

Tags

• 1.68 ACRES
• TWO HORSE STALLS
• TWO RUN-IN SHEDS
• WELL WITH A HAND PUMP
• NEW PLUMBING
• NEW ELECTRICAL

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Septic system; Well water
• Home design: Detached structure; Fee simple ownership; Finished above-grade living area: 1,208 (Assessor)
• Construction: Frame construction; Brick/mortar foundation
• Exterior features: Not in a federal flood zone; Tidal water: No; Other structures above and below grade

Interior

• Bedrooms: Two bedrooms on the upper level
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Interior features: No basement; Living area source: Assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (4.8% below list).
• Recommended offer: $117k (4.8% below list) — sets the bar for 1% rule.

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: schools D-, amenities F, commute 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.
• Market conditions: 6 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 ($850 loan paydown + $8k appreciation (6.7% local appreciation)).
• Wicomico County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $34k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,133 (4.8% below list)

Questions for the listing agent

1. Built in 1850 — 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: 0.95% ✗
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $835,936
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4610 Tyaskin Rd	0.21mi	3/1.5 (+1)	1,092 (-10%)	17mo	$223,000	$204	53
21633 Wetipquin Rd	0.69mi	3/1.5 (+1)	1,120 (-7%)	7mo	$775,000	$692	43

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

Projected returns pro-forma

6.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.55×
• Total profit: $53,520
• Equity at exit: $82,800

10-year hold

• IRR: 21.2%
• Equity multiple: 5.24×
• Total profit: $146,051
• Equity at exit: $155,126

Cash invested: $34,440 (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 21865

• Home prices YoY: 3.1%
• Active inventory: 6
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$645
• Tax from tax record: −$26 /mo · $315/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $203

Break-even live

Break-even rent $915

Max offer price $123,000

Occupancy floor 78%

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $123,000 Active 1 DOM

ⓘ 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: $315 · $26/mo
• Projected year-2 tax: $828 · $69/mo
• Expected delta: +$513/yr (+$43/mo · 162.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 18 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: $14,056
• − Mortgage interest: −$6,890
• − Property taxes: −$315
• − Insurance: −$615
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$3,578
• Taxable income: $409
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $2,336/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

• Census place: Tyaskin, MD
• Population (ZIP): 310

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 (86%)
• Race & ethnicity: White 86% Black 14%
• Common ancestry: Lithuanian 15% Danish 14% Romanian 8%
• Foreign-born: 5%
• Languages at home: 94% English-only · Other Indo-European 6%

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: ▲ 6.70%
• Current HPI: 219.7606
• 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

1 event — show timeline

• 2026-06-18 Listed $123,000 BRIGHT MLS

Property tax history

-2.8%/yr

Latest (2025): $315 · -3.1% YoY. Source: county tax records.