110 Prospect St · Chestertown, MD 21620

$119,895

3 bd · 1.0 ba · 2,210 sqft · SingleFamily public records · 13 Days on market

Built 1900 3,485 sqft lot

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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 +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Alert - Classic 2-Story Colonial Packed with Potential! Welcome to this Charming Colonial Offering the Space, Layout, and Bones that Savvy Buyers Dream of. The Spacious Kitchen, Living Areas and Bedrooms Provide Room to Breathe and Personalize. Head Out Back to Enjoy the Enclosed Rear Porch, Yard and a Convenient Storage Shed that offers Ample Space for Tools, Equipment, and More. This Home is Ready for Your Personal Touches. A Little Cosmetic Love will go a Long Way in Unlocking Serious Equity and Making this Property Truly Shine. Whether you're an Investor, Flipper, or Savvy First-Time Buyer Looking to Build Sweat Equity, This is the Opportunity You've Been Waiting For. Sold As-I

Key facts

• Spacious kitchen
• Enclosed rear porch
• 3,485 sq ft lot

Tags

• ENCLOSED REAR PORCH
• CONVENIENT STORAGE SHED
• SPACIOUS KITCHEN

Property features AI

Finance

• Other: Ownership is fee simple; Year built is estimated

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric/gas service not specified
• Home design: Detached property; Above-grade finished living space reported by assessor
• Construction: Vinyl siding; Crawl space foundation; Structure is detached
• Exterior features: Tidal water not present; Property is within city limits

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom and one half bathroom on the main level (total: 1 full, 1 half)
• Heating & cooling: Central heating; Oil-fired hot water; Window unit cooling
• Interior features: No basement; Living area reported by assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $800 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 14.3% vs local median 2.7% in Chestertown — 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 66/100 on livability (#238 in MD) — a middle-class / working-renter tenant base. Strengths: health & safety A-; Watch: employment D+, amenities F, commute F.
• Kent County Public Schools (rural): math 10% / reading 28% proficiency, ranked #20 of 24 in MD (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: H. H. Garnett Elementary (math 8% / reading 17%, grade F, #538 of 860 statewide, top 64%, 347 students, 100% FRL); Kent County Middle School (math 7% / reading 29%, grade F, #165 of 225 statewide, top 75%, 399 students, 64% FRL); Kent County High (math 27% / reading 57%, grade F, #126 of 222 statewide, top 57%, 531 students, 54% FRL) — zoned schools average 73% FRL vs 47% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 126 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 50 units permitted in Kent County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kent County population projected at -20% 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $119,895

Questions for the listing agent

1. Built in 1900 — 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: 1.72% ✓
• Cap rate: 14.30%
• Cash-on-cash: 28.58%
• DSCR: 2.27
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $532,610
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Pine St	0.45mi	3/1.5	2,212 (+0%)	9mo	$296,337	$134	70
515 N Kent St	0.57mi	4/2.5 (+1)	2,220 (+0%)	2mo	$495,000	$223	60
204 Rolling Rd	0.67mi	3/2.0	2,296 (+4%)	3mo	$340,000	$148	56
129 N Queen St N	0.54mi	3/2.5	2,296 (+4%)	13mo	$575,000	$250	52
110 S Mill St	0.34mi	3/3.5	2,492 (+13%)	8mo	$695,000	$279	47
101 Birch Run Rd	0.60mi	3/2.0	1,961 (-11%)	6mo	$475,000	$242	44
209 Queen St N	0.54mi	4/2.0 (+1)	2,328 (+5%)	15mo	$535,000	$230	44
208 Byford Dr	0.39mi	3/2.5	2,045 (-8%)	24mo	$365,000	$178	44
206 S Water St	0.64mi	4/2.5 (+1)	2,008 (-9%)	2mo	$545,000	$271	42
224 Valley Rd	0.55mi	3/2.0	1,886 (-15%)	8mo	$455,000	$241	39
213 N Queen St	0.54mi	2/2.5 (-1)	1,945 (-12%)	12mo	$675,000	$347	34

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: 22.9%
• Equity multiple: 1.94×
• Total profit: $31,533
• Equity at exit: $17,877

10-year hold

• IRR: 30.9%
• Equity multiple: 3.78×
• Total profit: $93,162
• Equity at exit: $10,366

Cash invested: $33,571 (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 21620

• Home prices YoY: -5.3%
• Active inventory: 126
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,058 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$148 /mo · $1,774/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $800

Break-even live

Break-even rent $1,046

Max offer price $119,895

Occupancy floor 56%

Sensitivity live

Price	-10% $868	-5% $834	+0% $800	+5% $766	+10% $732
Rent	-10% $637	-5% $718	+0% $800	+5% $881	+10% $962
Rate	-1.0pp $860	-0.5pp $830	base $800	+0.5pp $769	+1.0pp $737

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: $29,974
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Cedar St Chestertown, MD	3.0	2.5	2612	$2,600	$1.00	0d	1	0.62mi

Listing history 11 events

1. 2026-06-22
   days on market $119,895 Active 13 DOM
2. 2026-06-21
   days on market $119,895 Active 12 DOM
3. 2026-06-18
   days on market $119,895 Active 9 DOM
4. 2026-06-17
   price $119,895 Active 8 DOM
5. 2026-06-17
   days on market $119,900 Active 8 DOM
6. 2026-06-16
   days on market $119,900 Active 7 DOM
7. 2026-06-15
   days on market $119,900 Active 6 DOM
8. 2026-06-13
   days on market $119,900 Active 4 DOM
9. 2026-06-13
   days on market $119,900 Active 3 DOM
10. 2026-06-10
    remarks 699-char remark
11. 2026-06-10
    listed $119,900 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: $1,774 · $148/mo
• Projected year-2 tax: $1,774 · $148/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,702
• − Mortgage interest: −$6,716
• − Property taxes: −$1,774
• − Insurance: −$599
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$3,488
• Taxable income: $8,172
• Est. tax owed @ 24.0%: −$1,961
• After-tax cash flow: $7,635/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: Kent County Public Schools
• NCES district ID: 2400450
• Math proficiency: 10% ▼ -13.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $53,748
• Composite: 17.37/100
• National rank: #9072
• State rank: #20 of 24 in MD

Livability — Chestertown

• Score: 66/100
• State rank: #238
• US rank: #11931

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chestertown, MD
• County: Kent County · 13,810 people
• City population: 13,810
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 13,810
• Household income: $80,530
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 444.0

Population outlook (Kent County) Hauer SSP2

• Today (2025): 18,915 people
• By 2030: 18,192 · -3.8%
• By 2040: 16,601 · -12.2%
• By 2050: 15,089 · -20.2%
• By 2075: 12,441 · -34.2%
• By 2100: 10,191 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 14% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Kent

• 2024 margin: Toss-up / Even · D 47.4% · R 50.2% · Other 2.3%
• 2008→2024 swing: -3.3pp toward R · 2008: 0.5pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.2 2016: R+4.6 2012: R+0.9 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.95%
• Current HPI: 286.6638
• Rent YoY: —
• Metro: Baltimore-Columbia-Towson, MD
• 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

• 2026-06-09 Listed $119,900 BRIGHT MLS

Property tax history

+7.0%/yr

Latest (2025): $1,774 · +4.5% YoY. Source: county tax records.