21132 Tuff St · Smith Island, MD 21866

$50,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 934 Days on market

Built 1974 10,637 sqft lot $52/sqft · 41% below area Est $85k · 41% under

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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
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Welcome to Tylerton, Maryland, a small, quiet village located on Smith Island, Maryland. If you are looking for a peaceful lifestyle, look no further. gathering family and friends together for a vacation getaway or the perfect retirement home. Come see what the island has to offer! This 3 bedroom 1 bath home sits on a large lot. Home has had some work done but stills needs TLC. Home is sold AS IS. Floor in kitchen is very soft.

Key facts

• 0.24 acre lot
• Built 1974
• Listed 934 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $69 ($824/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#391 in MD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment A-; Watch: schools F, crime F, amenities F.
• Somerset County Public Schools (town): math 12% / reading 23% proficiency, ranked #22 of 24 in MD (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 49 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($346 loan paydown + $2k appreciation (3.0% local appreciation)).
• Somerset County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 934 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $50k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $50k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 934 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.21% ✓
• Cap rate: 18.18%
• Cash-on-cash: 42.45%
• DSCR: 2.89
• GRM: 3.8

CMA / ARV

• ARV (median comp): $84,905
• List price: $50,000
• Delta: -41.11%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.3%
• Equity multiple: 1.76×
• Total profit: $10,693
• Equity at exit: $22,482

10-year hold

• IRR: 15.5%
• Equity multiple: 3.31×
• Total profit: $32,356
• Equity at exit: $34,648

Cash invested: $14,000 (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 21866

• Active inventory: 7
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,103 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $69

Break-even live

Break-even rent $1,016

Max offer price $50,000

Occupancy floor 89%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $50,000 Active 934 DOM
2. 2026-06-17
   days on market $50,000 Active 933 DOM
3. 2026-06-16
   days on market $50,000 Active 932 DOM
4. 2026-06-15
   days on market $50,000 Active 931 DOM
5. 2026-06-14
   days on market $50,000 Active 929 DOM
6. 2026-06-13
   days on market $50,000 Active 928 DOM
7. 2026-06-10
   days on market $50,000 Active 926 DOM
8. 2026-06-09
   days on market $50,000 Active 925 DOM
9. 2026-06-08
   days on market $50,000 Active 924 DOM
10. 2026-06-07
    days on market $50,000 Active 923 DOM
11. 2026-06-02
    days on market $50,000 Active 918 DOM
12. 2026-06-01
    remarks 550-char remark
13. 2026-06-01
    status $50,000 Active 917 DOM
14. 2026-05-19
    status Pending 431-char remark

    Show marketing remark (431 chars)

    Welcome to Tylerton, Maryland, a small, quiet village located on Smith Island, Maryland. If you are looking for a peaceful lifestyle, look no further. gathering family and friends together for a vacation getaway or the perfect retirement home. Come see what the island has to offer! This 3 bedroom 1 bath home sits on a large lot. Home has had some work done but stills needs TLC. Home is sold AS IS. Floor in kitchen is very soft.

15. 2026-04-13
    price $50,000 431-char remark

    Show marketing remark (431 chars)

    Welcome to Tylerton, Maryland, a small, quiet village located on Smith Island, Maryland. If you are looking for a peaceful lifestyle, look no further. gathering family and friends together for a vacation getaway or the perfect retirement home. Come see what the island has to offer! This 3 bedroom 1 bath home sits on a large lot. Home has had some work done but stills needs TLC. Home is sold AS IS. Floor in kitchen is very soft.

16. 2023-11-29
    status Active 431-char remark

    Show marketing remark (431 chars)

    Welcome to Tylerton, Maryland, a small, quiet village located on Smith Island, Maryland. If you are looking for a peaceful lifestyle, look no further. gathering family and friends together for a vacation getaway or the perfect retirement home. Come see what the island has to offer! This 3 bedroom 1 bath home sits on a large lot. Home has had some work done but stills needs TLC. Home is sold AS IS. Floor in kitchen is very soft.

17. 2023-11-14
    historical Active Under Contract 431-char remark

    Show marketing remark (431 chars)

    Welcome to Tylerton, Maryland, a small, quiet village located on Smith Island, Maryland. If you are looking for a peaceful lifestyle, look no further. gathering family and friends together for a vacation getaway or the perfect retirement home. Come see what the island has to offer! This 3 bedroom 1 bath home sits on a large lot. Home has had some work done but stills needs TLC. Home is sold AS IS. Floor in kitchen is very soft.

18. 2023-10-30
    listed $100,000 Active 431-char remark

    Show marketing remark (431 chars)

    Welcome to Tylerton, Maryland, a small, quiet village located on Smith Island, Maryland. If you are looking for a peaceful lifestyle, look no further. gathering family and friends together for a vacation getaway or the perfect retirement home. Come see what the island has to offer! This 3 bedroom 1 bath home sits on a large lot. Home has had some work done but stills needs TLC. Home is sold AS IS. Floor in kitchen is very soft.

19. 2010-03-31
    historical
20. 2010-03-01
    historical Withdrawn
21. 2010-03-01
    historical
22. 2009-06-30
    listed $130,900
23. 2009-06-28
    historical
24. 2009-03-28
    listed
25. 2009-03-28
    listed $130,900
26. 2009-03-27
    listed $130,900
27. 1982-12-29
    soldstatus $27,000
28. 1981-04-28
    soldstatus $23,000

ⓘ 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: $1,116 · $93/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥102°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,234
• − Mortgage interest: −$2,801
• − Property taxes: −$1,116
• − Insurance: −$5,368
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$1,455
• Taxable income: $377
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $733/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: Somerset County Public Schools
• NCES district ID: 2400570
• Math proficiency: 12% ▼ -7.00%
• Reading proficiency: 23% ▼ -14.00%
• Median HH income: $38,810
• Composite: 14.73/100
• National rank: #9396
• State rank: #22 of 24 in MD

Livability — Smith Island

• Score: 58/100
• State rank: #391
• US rank: #21397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Smith Island, MD
• City population: 340
• Population (ZIP): 106

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 24,474 people
• By 2030: 23,547 · -3.8%
• By 2040: 21,498 · -12.2%
• By 2050: 20,427 · -16.5%
• By 2075: 16,594 · -32.2%
• By 2100: 12,132 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 5% Hispanic / Latino 2%
• Common ancestry: Slovak 17% Scotch-Irish 5%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Somerset

• 2024 margin: R (+17.4) · D 40.2% · R 57.5% · Other 2.3%
• 2008→2024 swing: -14.8pp toward R · 2008: -2.6pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.8 2016: R+17.9 2012: R+2.5 2008: R+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+117.4% since first listed

15 events — show timeline

• 2026-05-19 Pending — BRIGHT MLS
• 2026-04-13 Price Changed $50,000 BRIGHT MLS
• 2023-11-29 Relisted — BRIGHT MLS
• 2023-11-14 Contingent — BRIGHT MLS
• 2023-10-30 Listed $100,000 BRIGHT MLS
• 2010-03-31 Listing Removed — BRIGHT MLS
• 2010-03-01 Delisted — MRIS
• 2010-03-01 Listing Removed — BRIGHT MLS
• 2009-06-30 Listed $130,900 BRIGHT MLS
• 2009-06-28 Listing Removed — BRIGHT MLS
• 2009-03-28 Listed — MRIS
• 2009-03-28 Listed $130,900 BRIGHT MLS
• 2009-03-27 Listed $130,900 BRIGHT MLS
• 1982-12-29 Sold (Public Records) $27,000 Public Records
• 1981-04-28 Sold (Public Records) $23,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,116 · +11.4% YoY. Source: county tax records.