47 Oxford Ct · Perryville, MD 21903

$247,500

3 bd · 1.5 ba · 1,320 sqft · Townhouse public records · 3 Days on market

Built 1997 2,000 sqft lot Est $257k · at est. $32/mo HOA · 2% of rent

---

Why this score? — see what drove the D 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 +14.6/30.0
• ARV discount +9.2/15.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 47 Oxford Court. Easy to move in. New roof 2022. Updated Toilets and Vanities, Updated Appliances. Large yard, Rear patio and storage room. Main level laundry room. Eat in kitchen. Close to schools, shopping , Library, MARC Train, APG and I-95.

Key facts

• Private patio
• Walk in pantry
• $32 HOA

Tags

• WELCOMING PORTICO ENTRANCE
• UPDATED MAIN LEVEL POWDER ROOM
• SPACIOUS EAT IN KITCHEN
• WALK IN PANTRY
• PRIVATE PATIO
• ATTACHED STORAGE AREA

Property features AI

Finance

• Other: Not in a federal flood zone; Property manager present
• HOA & community: HOA fee $32 monthly; HOA covers insurance, management, and trash

Exterior

• Parking: Assigned parking (space #47); Two off-street spaces; On-street parking available; Two total garage/parking spaces
• Utilities: Public water; Public sewer; 200+ amp electric service; Electric hot water
• Home design: Interior townhouse/rowhouse; Main entrance faces east; Fee simple ownership; Property in excellent condition
• Construction: Vinyl siding; Architectural shingle roof; Slab foundation; Built (year source: Assessor)
• Exterior features: Rear yard; Patio(s); Sidewalks; Secure storage; Shed

Interior

• Kitchen: Dishwasher; Electric range/oven; Refrigerator; Built-in microwave; Eat-in kitchen with table space; Country-style kitchen
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Heat pump(s) heating; Central air conditioning; Electric heating and cooling
• Interior features: Open floor plan; Ceiling fans; Wainscoting; Walk-in closet(s); Pantry; Combination kitchen/dining; Dining area; Tub with shower; Dry wall
• Laundry & utility: Washer and dryer (main floor); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $248k.

Deal economics

• At list price, monthly cash flow is $57 ($680/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 $211k (14.6% below list).
• Recommended offer: $211k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.2% in Perryville — 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 78/100 on livability (#74 in MD, #2,689 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime D+, 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.
• Zoned schools: Bainbridge Elementary (math 12% / reading 12%, grade F, #550 of 860 statewide, top 66%, 304 students, 67% FRL); Perryville Middle (math 9% / reading 33%, grade F, #134 of 225 statewide, top 62%, 557 students, 50% FRL); Perryville High (math 37% / reading 57%, grade D-, #114 of 222 statewide, top 52%, 858 students, 46% FRL) — zoned schools average 54% FRL vs 37% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 23y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,300 (14.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $257,400
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Chartwell Ct	0.06mi	3/1.5	1,320 (0%)	7mo	$262,000	$198	91
113 Starboard Ct	0.09mi	2/1.5 (-1)	1,320 (0%)	2mo	$261,000	$198	89
103 Starboard Ct	0.07mi	3/1.5	1,320 (0%)	13mo	$240,000	$182	86
56 Oxford Ct	0.04mi	3/1.5	1,320 (0%)	17mo	$247,000	$187	84
90 Starboard Ct	0.08mi	3/1.5	1,350 (+2%)	11mo	$263,000	$195	83
13 Anchor Ct	0.12mi	3/1.5	1,350 (+2%)	12mo	$200,000	$148	81
8 Anchor Ct	0.14mi	2/2.5 (-1)	1,260 (-4%)	1mo	$251,000	$199	76
11 Anchor Ct	0.12mi	3/1.5	1,480 (+12%)	7mo	$247,500	$167	68

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-36,523
• Equity at exit: $36,903

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-27,269
• Equity at exit: $21,399

Cash invested: $69,300 (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 21903

• Home prices YoY: -23.8%
• Active inventory: 58
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,113 medium
• Mortgage (P&I): −$1,298
• Tax from tax record: −$180 /mo · $2,154/yr
• Insurance: −$103
• HOA: −$32
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $57

Break-even live

Break-even rent $2,041

Max offer price $247,500

Occupancy floor 92%

Sensitivity live

Price	-10% $197	-5% $127	+0% $57	+5% $-13	+10% $-83
Rent	-10% $-110	-5% $-27	+0% $57	+5% $140	+10% $224
Rate	-1.0pp $181	-0.5pp $120	base $57	+0.5pp $-7	+1.0pp $-73

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: $61,875
• Closing costs: $7,425
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Chartwell Ct Perryville, MD	3.0	2.5	1320	$1,900	$1.44	7d	1	0.09mi
64 Riverview Dr Perryville, MD	4.0	2.5	1588	$3,450	$2.17	14d	1	0.40mi
17 Owen Ct Perryville, MD	3.0	1.5	1420	$1,700	$1.20	20d	1	1.22mi
100 Greenway Perryville, MD	1.0–2.0	1.0–2.0	807	$1,381	$1.71	0d	7	1.34mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 3 events

1. 2026-06-15
   status $247,500 Pending 3 DOM
2. 2026-06-13
   remarks 693-char remark
3. 2026-06-13
   listed $247,500 Active 3 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: $2,154 · $180/mo
• Projected year-2 tax: $2,426 · $202/mo
• Expected delta: +$272/yr (+$23/mo · 12.6%)

ⓘ 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 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,356
• − Mortgage interest: −$13,864
• − Property taxes: −$2,154
• − Insurance: −$1,238
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − HOA: −$384
• − Depreciation: −$7,200
• Taxable loss: −$3,541
• Est. tax savings @ 24.0%: +$850
• After-tax cash flow: $1,530/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 — Perryville

• Score: 78/100
• State rank: #74
• US rank: #2689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perryville, MD
• Population (ZIP): 5,679

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 (78%)
• Race & ethnicity: White 78% Black 11% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -69.75%
• Current HPI: 223.8037
• 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

+155.2% since first listed

29 events — show timeline

• 2026-06-14 Pending — BRIGHT MLS
• 2026-06-11 Listed $247,500 BRIGHT MLS
• 2026-06-10 Coming Soon $247,500 BRIGHT MLS
• 2023-04-27 Sold (Public Records) $220,000 Public Records
• 2023-04-03 Sold (MLS) $220,000 BRIGHT MLS
• 2023-03-06 Contingent — BRIGHT MLS
• 2023-02-28 Listed $225,000 BRIGHT MLS
• 2021-05-28 Sold (Public Records) $160,000 Public Records
• 2021-05-12 Sold (MLS) $160,000 BRIGHT MLS
• 2021-04-14 Pending — BRIGHT MLS
• 2021-04-11 Listing Removed — BRIGHT MLS
• 2021-04-09 Listed $164,000 BRIGHT MLS
• 2018-02-07 Listing Removed — BRIGHT MLS
• 2018-02-02 Sold (MLS) $108,775 MRIS
• 2018-02-02 Sold (MLS) $108,775 BRIGHT MLS
• 2017-12-21 Pending — MRIS
• 2017-12-12 Delisted — MRIS
• 2017-12-08 Price Changed $109,900 MRIS
• 2017-11-01 Price Changed $116,000 MRIS
• 2017-09-15 Listed $120,750 MRIS
• 2017-09-15 Listed $109,900 BRIGHT MLS
• 2006-11-06 Sold (Public Records) $165,500 Public Records
• 2006-10-27 Sold (MLS) $165,500 MRIS
• 2006-09-19 Delisted — MRIS
• 2006-09-11 Listed $165,500 MRIS
• 2003-10-01 Sold (Public Records) $97,000 Public Records
• 2003-07-30 Sold (MLS) $97,000 MRIS
• 2003-06-01 Delisted — MRIS
• 2003-05-28 Listed $97,000 MRIS

Property tax history

+1.1%/yr

Latest (2025): $2,154 · +29.2% YoY. Source: county tax records.