416 Camper St · Cambridge, MD 21613

$69,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 37 Days on market

Built 1952 3,076 sqft lot $83/sqft · 51% below area

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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 +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable home in Cambridge. Occupied, shown by appt only.

Key facts

• Up-and-coming area
• 3,076 sq ft lot
• Built 1952

Tags

• FIXER-UPPER OPPORTUNITY
• UP-AND-COMING AREA
• NEW CONSTRUCTION HOMES
• WATERFRONT ATTRACTIONS

Property features AI

Finance

• Other: Land assessed value noted; Improvement assessed value noted
• Financial info: Ownership: Fee simple

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer; Hot water: electric and natural gas; Heating fuel: electric and natural gas
• Home design: Detached property; 840 finished square feet above grade
• Construction: Shingle siding; Slab foundation; Above-grade and below-grade structures noted; Year built (per assessor)
• Exterior features: Located inside city limits (Cambridge); Tidal water not present

Interior

• Bedrooms: Two bedrooms on the upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Baseboard electric heating; Heat pump with natural gas backup
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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; 1 comparable units currently listed for rent nearby; 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 75% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.71% ✓
• Cap rate: 15.29%
• Cash-on-cash: 32.14%
• DSCR: 2.43
• GRM: 4.9

CMA / ARV

• ARV (median comp): $142,526
• List price: $69,900
• Delta: -50.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
623 Cross St	0.24mi	2/1.0	864 (+3%)	7mo	$66,780	$77	78
513 High St	0.20mi	2/1.0	864 (+3%)	16mo	$30,000	$35	73
1105 Holland Ave	0.32mi	2/1.0	752 (-10%)	1mo	$190,000	$253	67
411 Linden Ave	0.15mi	3/2.5 (+1)	816 (-3%)	14mo	$220,000	$270	66
418 Leonards Ln	0.25mi	2/1.0	810 (-4%)	20mo	$185,000	$228	66
633 High St	0.31mi	2/1.0	833 (-1%)	22mo	$41,000	$49	65
710 Stiles Cir	0.40mi	3/1.0 (+1)	864 (+3%)	12mo	$147,000	$170	62
622 Washington St	0.48mi	3/1.0 (+1)	768 (-9%)	3mo	$114,000	$148	56
624 High St	0.33mi	2/1.0	910 (+8%)	20mo	$123,500	$136	54
513 Cedar St	0.40mi	3/1.0 (+1)	928 (+10%)	8mo	$25,000	$27	52
619 Washington St	0.46mi	2/1.0	780 (-7%)	24mo	$50,000	$64	47
221 Hayward St	0.64mi	3/1.5 (+1)	948 (+13%)	20mo	$105,000	$111	25

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: 27.1%
• Equity multiple: 2.13×
• Total profit: $22,041
• Equity at exit: $10,422

10-year hold

• IRR: 34.7%
• Equity multiple: 4.17×
• Total profit: $62,101
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$24 /mo · $290/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $524

Break-even live

Break-even rent $531

Max offer price $69,900

Occupancy floor 51%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Travers St #5 Cambridge, MD	2.0	1.0	1000	$1,195	$1.20	43d	1	0.37mi

Listing history 22 events

1. 2026-06-18
   days on market $69,900 Active 37 DOM
2. 2026-06-17
   days on market $69,900 Active 36 DOM
3. 2026-06-16
   days on market $69,900 Active 35 DOM
4. 2026-06-15
   days on market $69,900 Active 34 DOM
5. 2026-06-13
   days on market $69,900 Active 32 DOM
6. 2026-06-12
   days on market $69,900 Active 31 DOM
7. 2026-06-09
   days on market $69,900 Active 28 DOM
8. 2026-06-08
   days on market $69,900 Active 27 DOM
9. 2026-06-07
   days on market $69,900 Active 26 DOM
10. 2026-06-07
    days on market $69,900 Active 25 DOM
11. 2026-06-04
    days on market $69,900 Active 22 DOM
12. 2026-06-02
    days on market $69,900 Active 21 DOM
13. 2026-06-01
    days on market $69,900 Active 20 DOM
14. 2026-05-31
    days on market $69,900 Active 19 DOM
15. 2026-05-31
    days on market $69,900 Active 18 DOM
16. 2026-05-12
    listed $69,900 Active 572-char remark
17. 2006-09-18
    soldstatus $66,489
18. 2006-09-18
    soldstatus $66,489
19. 2006-08-30
    soldstatus $66,489 59-char remark

    Show marketing remark (59 chars)

    Affordable home in Cambridge. Occupied, shown by appt only.

20. 2006-07-19
    historical 59-char remark

    Show marketing remark (59 chars)

    Affordable home in Cambridge. Occupied, shown by appt only.

21. 2006-02-08
    listed $62,500 59-char remark

    Show marketing remark (59 chars)

    Affordable home in Cambridge. Occupied, shown by appt only.

22. 1998-12-29
    soldstatus $47,500

ⓘ 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: $290 · $24/mo
• Projected year-2 tax: $526 · $44/mo
• Expected delta: +$236/yr (+$20/mo · 81.5%)

ⓘ 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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% 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: $14,340
• − Mortgage interest: −$3,915
• − Property taxes: −$290
• − Insurance: −$350
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,033
• Taxable income: $5,458
• Est. tax owed @ 24.0%: −$1,310
• After-tax cash flow: $4,981/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: 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

• Census place: Cambridge, MD
• 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

+47.2% since first listed

7 events — show timeline

• 2026-05-12 Listed $69,900 BRIGHT MLS
• 2006-09-18 Sold (Public Records) $66,489 Public Records
• 2006-09-18 Sold (Public Records) $66,489 Public Records
• 2006-08-30 Sold (MLS) $66,489 MRIS
• 2006-07-19 Delisted — MRIS
• 2006-02-08 Listed $62,500 MRIS
• 1998-12-29 Sold (Public Records) $47,500 Public Records

Property tax history

-2.3%/yr

Latest (2025): $290 · -45.7% YoY. Source: county tax records.