216 Sand Castle Blvd · Fruitland, MD 21826

$76,000

3 bd · 2.0 ba · 1,024 sqft · SingleFamily · 21 Days on market

Built 2005 Good condition Est $110k · 31% 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
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

* * COMING SOON * * 3 Bedroom, 2 full bath home that has been recently updated. Primary Bedroom with Ensuite and Walk-In closet and New Carpeting. New LVP flooring in Living Room, Kitchen, Dining, Hallways, and Bathrooms. 2 additional bedrooms with new carpeting and Full Bath. This home has been freshly painted and Move In ready ! HUGE shed with electricity. More pictures coming soon. Must be Park approved. Lot rent is $410.00 a month which includes property tax, trash, road maintenance and street lights and snow removal. * There are no rentals allowed in the park.

Key facts

• 2 parking spots
• Built 2005
• Listed 21 days

Property features AI

Finance

• Financial info: Ground rent $410 monthly

Exterior

• Parking: Driveway parking; Two driveway parking spaces; Two total garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured home (double wide); Estimated year of major renovation 2026; Ownership: ground rent
• Construction: Combination construction materials
• Exterior features: Not in a federal flood zone; Above-grade other structures

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Luxury vinyl plank; Carpet
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: No basement; Estimated living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $76k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $835 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $75k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.5% vs local median 3.6% in Fruitland — 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 70/100 on livability (#179 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A, health & safety A; 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: 42 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 278 units permitted in Wicomico County in 2024 (44 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/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 $525 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wicomico County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $74,860 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.27% ✓
• Cap rate: 19.48%
• Cash-on-cash: 47.10%
• DSCR: 3.10
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $109,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Tiffany Dr	0.13mi	3/2.0	984 (-4%)	9mo	$70,000	$71	80
229 Sand Castle Blvd	0.08mi	3/2.0	938 (-8%)	5mo	$44,900	$48	78
243 Sand Castle Blvd	0.14mi	2/2.0 (-1)	1,008 (-2%)	9mo	$80,000	$79	78
220 Sand Castle Blvd	0.02mi	2/2.0 (-1)	929 (-9%)	3mo	$40,000	$43	76
410 Tiffany Dr	0.13mi	3/2.0	938 (-8%)	9mo	$55,000	$59	73
613 S Camden Ave	0.45mi	3/2.0	1,056 (+3%)	4mo	$239,900	$227	71
110 Staton St	0.44mi	2/1.0 (-1)	1,017 (-1%)	14mo	$93,500	$92	58
212 Hayward Ave	0.75mi	3/1.0	1,056 (+3%)	0mo	$112,500	$107	56
120 Ridgefield Ln	0.38mi	3/1.0	1,120 (+9%)	8mo	$201,500	$180	56
115 Walden Dr	0.71mi	3/1.0	1,008 (-2%)	8mo	$160,000	$159	54
209 W Main St	0.65mi	3/1.5	1,092 (+7%)	6mo	$220,000	$201	51
214 N Dulany Ave	0.66mi	2/1.0 (-1)	978 (-4%)	7mo	$115,000	$118	47

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: 44.5%
• Equity multiple: 2.92×
• Total profit: $40,911
• Equity at exit: $11,332

10-year hold

• IRR: 50.4%
• Equity multiple: 5.90×
• Total profit: $104,234
• Equity at exit: $6,571

Cash invested: $21,280 (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 21826

• Home prices YoY: -7.6%
• Active inventory: 42
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,722 high
• Mortgage (P&I): −$399
• Tax est. 1.5%: −$95 /mo · $1,140/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $835

Break-even live

Break-even rent $665

Max offer price $76,000

Occupancy floor 46%

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 W Main St Fruitland, MD	2.0	1.0	1200	$1,100	$0.92	21d	1	0.50mi
413A Ogle Ave Fruitland, MD	3.0	1.0	864	$1,700	$1.97	21d	1	0.58mi
732 Wye Oak Dr Fruitland, MD	3.0	2.5	1396	$2,300	$1.65	44d	1	0.84mi
508 Hayward Ave Fruitland, MD	2.0	1.0	992	$1,450	$1.46	44d	1	1.00mi
801 W Main St Fruitland, MD	4.0	1.0	1232	$1,700	$1.38	44d	1	1.25mi

Listing history 16 events

1. 2026-06-18
   days on market $76,000 Active 21 DOM
2. 2026-06-17
   days on market $76,000 Active 20 DOM
3. 2026-06-16
   days on market $76,000 Active 19 DOM
4. 2026-06-15
   days on market $76,000 Active 18 DOM
5. 2026-06-14
   days on market $76,000 Active 16 DOM
6. 2026-06-13
   days on market $76,000 Active 15 DOM
7. 2026-06-10
   days on market $76,000 Active 13 DOM
8. 2026-06-09
   days on market $76,000 Active 12 DOM
9. 2026-06-08
   days on market $76,000 Active 11 DOM
10. 2026-06-07
    days on market $76,000 Active 10 DOM
11. 2026-06-03
    days on market $76,000 Active 6 DOM
12. 2026-06-02
    days on market $76,000 Active 5 DOM
13. 2026-06-01
    days on market $76,000 Active 4 DOM
14. 2026-05-31
    days on market $76,000 Active 3 DOM
15. 2026-05-30
    days on market $76,000 Active 2 DOM
16. 2026-05-22
    historical $76,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $20,666
• − Mortgage interest: −$4,257
• − Property taxes: −$1,140
• − Insurance: −$380
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$2,211
• Taxable income: $9,371
• Est. tax owed @ 24.0%: −$2,249
• After-tax cash flow: $7,774/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.

Condition & rehab AI · 7 photos

Good 75/100 Cosmetic rehab

This home is in good condition with recent updates, including new flooring and paint. It has a good curb appeal and is ready for a new owner.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace landscaping — Improves curb appeal and value
• Both Install new outdoor lighting — Enhances curb appeal and safety

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace landscaping — Improves curb appeal and value ↑
• Both Install new outdoor lighting — Enhances curb appeal and safety ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Fruitland

• Score: 70/100
• State rank: #179
• US rank: #7980

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fruitland, MD
• County: Wicomico County · 75,969 people
• City population: 5,451
• Metro: Salisbury, MD-DE
• Population (ZIP): 5,451
• Household income: $64,946
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 294.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 51% Black 27% Hispanic / Latino 14% Two or more races 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 2% Dominican 3%
• Common ancestry: Hispanic 2% Romanian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 77% English-only · Spanish 14% Other Asian/Pacific 4% Korean 1%

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: ▼ -19.52%
• Current HPI: 236.5727
• Rent YoY: —
• Metro: Salisbury, MD-DE
• 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

• 2026-05-22 Coming Soon $76,000 BRIGHT MLS