314 Hazel Ave · Salisbury, MD 21801

$179,000

3 bd · 1.0 ba · 1,005 sqft · SingleFamily public records · 9 Days on market

Built 1935 2,731 sqft lot Est $204k · 12% under

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Why this score? — see what drove the C 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 +21.1/30.0
• ARV discount +13.0/15.0
• DSCR +6.7/10.0
• Rent growth +4.3/5.0
• 1% rule +4.2/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Step back in time with this enchanting 1935 brick Cape Cod situated in a sought-after neighborhood ideal for college rentals. This three bedroom, one bath home, retains all of its original charm with beautiful hardwood floors, detailed moldings, and elegant casement windows offering a classic, timeless character in every room. The spacious living room features a lovely brick wood-burning fireplace accented by matching sconces and a new Mitsubishi mini split ac unit for added modern comfort. An adjacent bonus room can be adapted as an office or additional bedroom, offering flexible options. The kitchen preserves its vintage charm featuring a classic sink, stove and dishwasher, along with

Key facts

• Detailed moldings
• Casement windows
• Brick cape cod

Tags

• BRICK CAPE COD
• HARDWOOD FLOORS
• DETAILED MOLDINGS
• CASEMENT WINDOWS
• WOOD-BURNING FIREPLACE
• MITSUBISHI MINI SPLIT AC UNIT

Property features AI

Exterior

• Parking: Detached garage with front and side entry and additional storage area; One garage space; Two driveway spaces; On-street parking; Concrete driveway; Shared driveway; Total of three parking spaces
• Utilities: Public water; Public sewer; Oil hot water; Municipal trash service; Electric for cooling
• Home design: Detached property; Architectural shingle roof; Brick construction; Casement and wood frame windows; Above- and below-grade structures including garage(s)
• Construction: Brick foundation (brick/mortar); Building not winterized
• Exterior features: Gutter system; Outbuilding(s); Sidewalks; Street lights; Landscaping; Not in a federal flood zone; Two or more access exits

Interior

• Kitchen: Dishwasher; Refrigerator; Stove
• Bedrooms: Three bedrooms on the upper level
• Flooring: Hardwood / solid hardwood; Tile/brick; Vinyl; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Radiator heat (oil-fired); Ductless/mini-split cooling; Window unit cooling
• Interior features: Soaking tub; Breakfast area; Built-ins; Family room off kitchen; Traditional floor plan; Kitchen efficiency; Wood floors; Brick and plaster/ paneled walls and ceilings; One fireplace with brick surround and mantel
• Laundry & utility: Basement with connecting stairway and windows (unfinished)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/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 $165k (7.6% below list).
• Recommended offer: $165k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 4.8% in Salisbury — 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 60/100 on livability (#351 in MD) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: crime F, 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.
• Zoned schools: Pinehurst Elementary (math 10% / reading 7%, grade F, #664 of 860 statewide, top 78%, 486 students, 60% FRL); Bennett Middle (math 13% / reading 29%, grade F, #134 of 225 statewide, top 62%, 906 students, 48% FRL); James M. Bennett High (math 55% / reading 66%, grade C+, #71 of 222 statewide, top 32%, 1,343 students, 44% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents rising fast (+7.2%/yr); 190 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; 278 units permitted in Wicomico County in 2024 (44 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 7.2% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $165,421 (7.6% below list)

Questions for the listing agent

1. Built in 1935 — 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. 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?
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: 0.92% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $204,015
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 Vermont Ave	0.13mi	3/1.0	1,048 (+4%)	1mo	$193,000	$184	86
232 Ohio Ave	0.14mi	3/1.5	1,068 (+6%)	6mo	$230,000	$215	76
401 Newton Ter	0.32mi	3/1.0	1,035 (+3%)	6mo	$140,000	$135	75
428 Virginia Ave	0.25mi	3/1.0	1,126 (+12%)	3mo	$184,500	$164	66
614 Oak Hill Ave	0.16mi	3/2.0	1,108 (+10%)	11mo	$245,000	$221	63
104 Van Buren St	0.59mi	2/1.0 (-1)	960 (-4%)	4mo	$145,000	$151	57
108 Van Buren St	0.60mi	3/2.0	1,044 (+4%)	9mo	$217,450	$208	54
305 Prince St	0.71mi	3/1.5	1,061 (+6%)	6mo	$215,000	$203	50
835 S Division St	0.56mi	2/1.0 (-1)	936 (-7%)	9mo	$129,000	$138	50
710 Roger St	0.75mi	2/1.0 (-1)	1,029 (+2%)	8mo	$208,500	$203	50
304 E Lincoln Ave	0.66mi	3/1.0	856 (-15%)	9mo	$215,000	$251	37
916 Vincent St	0.65mi	2/1.5 (-1)	868 (-14%)	9mo	$212,999	$245	32

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 · 7.21% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-5,595
• Equity at exit: $26,689

10-year hold

• IRR: 10.6%
• Equity multiple: 1.96×
• Total profit: $48,316
• Equity at exit: $15,477

Cash invested: $50,120 (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 21801

• Home prices YoY: -30.6%
• Rents YoY: 7.2%
• Active inventory: 190
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,654 high
• Mortgage (P&I): −$939
• Tax from tax record: −$39 /mo · $471/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $254

Break-even live

Break-even rent $1,332

Max offer price $179,000

Occupancy floor 80%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 Newton St Unit A Salisbury, MD	3.0	1.0	1000	$1,595	$1.59	43d	1	0.28mi
231 Newton St Unit B Salisbury, MD	2.0	1.0	736	$1,400	$1.90	43d	1	0.28mi
518 Alabama Ave Salisbury, MD	1.0–3.0	1.0–2.5	1028	$1,784	$1.73	13d	14	0.30mi
550 Riverside Dr Salisbury, MD	3.0	2.0	1250	$1,975	$1.58	43d	1	0.35mi
218 W Main St Unit 401 Salisbury, MD	2.0	1.0	1060	$1,695	$1.60	43d	1	0.58mi
315 Princeton Ave Salisbury, MD	4.0	1.0	1023	$1,500	$1.47	43d	1	0.81mi
306 Carrollton Ave Salisbury, MD	4.0	1.0	1163	$1,700	$1.46	43d	1	0.82mi
1014 Cecil St Salisbury, MD	3.0	1.0	1023	$1,500	$1.47	43d	1	0.85mi
308 N Division St #12 Salisbury, MD	2.0	1.0	990	$1,295	$1.31	43d	1	0.87mi
504 Juniper St Salisbury, MD	3.0	1.0	960	$1,595	$1.66	21d	1	0.92mi
1008 Adams Ave Unit 11D Salisbury, MD	2.0	1.0	918	$1,250	$1.36	21d	1	0.94mi
1022 Adams Ave Unit 1D Salisbury, MD	2.0	1.0	918	$1,400	$1.53	43d	1	0.95mi
719 Shiloh St Unit 1 Salisbury, MD	3.0	1.0	1152	$1,625	$1.41	13d	1	1.00mi
101 Cedar Xing Salisbury, MD	4.0	2.0–4.0	965	$1,375	$1.42	13d	9	1.00mi
1027 Adams Ave Ste A Salisbury, MD	2.0	1.0–2.0	576	$1,425	$2.47	13d	13	1.01mi
529 E William St Salisbury, MD	3.0	1.0	1057	$1,495	$1.41	21d	1	1.06mi
146 Onley Rd Salisbury, MD	3.0	1.0	960	$1,550	$1.61	43d	1	1.13mi
1017 Tyler Ave Salisbury, MD	2.0	1.0	1024	$1,650	$1.61	21d	1	1.15mi
304 Glen Ave Salisbury, MD	1.0–2.0	1.0	675	$1,300	$1.93	43d	4	1.37mi
915 N Division St Unit A Salisbury, MD	3.0	1.0	900	$1,395	$1.55	43d	1	1.39mi
255 Canal Park Dr Apt C Salisbury, MD	4.0	2.0	1250	$1,600	$1.28	43d	1	1.47mi
205 W London Ave Salisbury, MD	2.0	1.0	840	$1,500	$1.79	21d	1	1.49mi

Listing history 8 events

1. 2026-06-18
   days on market $179,000 Active 9 DOM
2. 2026-06-17
   days on market $179,000 Active 8 DOM
3. 2026-06-16
   days on market $179,000 Active 7 DOM
4. 2026-06-15
   days on market $179,000 Active 6 DOM
5. 2026-06-14
   days on market $179,000 Active 4 DOM
6. 2026-06-13
   days on market $179,000 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $179,000 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: $471 · $39/mo
• Projected year-2 tax: $1,211 · $101/mo
• Expected delta: +$740/yr (+$62/mo · 157.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,851
• − Mortgage interest: −$10,027
• − Property taxes: −$471
• − Insurance: −$895
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$5,207
• Taxable income: $74
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $3,034/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: 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 — Salisbury

• Score: 60/100
• State rank: #351
• US rank: #18948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salisbury, MD
• County: Wicomico County · 75,969 people
• City population: 70,518
• Metro: Salisbury, MD-DE
• Population (ZIP): 30,088
• Household income: $71,313
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 964.0

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 0.60)
• Race & ethnicity: White 54% Black 33% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 4% Romanian 2% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 89% English-only · Spanish 4% French/Haitian/Cajun 3% Other Indo-European 2%

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: ▼ -102.55%
• Current HPI: 232.3103
• Rent YoY: ▲ 7.21%
• 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

• 2026-06-09 Listed $179,000 BRIGHT MLS

Property tax history

-3.7%/yr

Latest (2025): $471 · +12.2% YoY. Source: county tax records.