4874 One Old Rte #50 · Vienna, MD 21869

$72,600

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 52 Days on market

Built 1955 22 ac lot $86/sqft · 56% 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
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Built in 1955, this detached home offers approximately 840 finished square feet, three bedrooms and one full bath and sits on an approximate 940460 sqft lot (21.59 acres).

Key facts

• 21.59 acre lot
• Built 1955
• Listed 52 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#342 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A-; Watch: schools F, crime F, amenities 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: 7 active listings in the ZIP; 81 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($502 loan paydown + $6k appreciation (8.5% local appreciation)).
• Dorchester County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.5% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $31k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,422 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1955 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.86% ✓
• Cap rate: 15.91%
• Cash-on-cash: 34.36%
• DSCR: 2.53
• GRM: 4.5

CMA / ARV

• ARV (median comp): $165,952
• List price: $72,600
• Delta: -56.25%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

8.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.4%
• Equity multiple: 4.41×
• Total profit: $69,312
• Equity at exit: $57,625

10-year hold

• IRR: 43.3%
• Equity multiple: 9.55×
• Total profit: $173,743
• Equity at exit: $116,824

Cash invested: $20,328 (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 21869

• Home prices YoY: 2.6%
• Active inventory: 7
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$381
• Tax from tax record: −$74 /mo · $893/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $582

Break-even live

Break-even rent $614

Max offer price $72,600

Occupancy floor 52%

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: $18,150
• Closing costs: $2,178
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-18
   price $72,600 171-char remark

   Show marketing remark (171 chars)

   Built in 1955, this detached home offers approximately 840 finished square feet, three bedrooms and one full bath and sits on an approximate 940460 sqft lot (21.59 acres).

2. 2026-04-23
   price $82,400 171-char remark

   Show marketing remark (171 chars)

   Built in 1955, this detached home offers approximately 840 finished square feet, three bedrooms and one full bath and sits on an approximate 940460 sqft lot (21.59 acres).

3. 2026-04-07
   listed $103,900 Active 171-char remark

   Show marketing remark (171 chars)

   Built in 1955, this detached home offers approximately 840 finished square feet, three bedrooms and one full bath and sits on an approximate 940460 sqft lot (21.59 acres).

4. 2025-03-27
   soldstatus $100,000
5. 2016-01-29
   soldstatus $75,000
6. 2016-01-21
   historical 312-char remark

   Show marketing remark (312 chars)

   A large parcel (split by U. S. Rt. 50 - a controlled access highway - info on file), formerly used as farmland with a house in need of repair/replacement. Town water & sewer. Convenient location to Cambridge, Salisbury & Seaford. Driveway is currently shared - new driveway will need to be installed.

7. 2016-01-21
   soldstatus $75,000 Sold 312-char remark

   Show marketing remark (312 chars)

   A large parcel (split by U. S. Rt. 50 - a controlled access highway - info on file), formerly used as farmland with a house in need of repair/replacement. Town water & sewer. Convenient location to Cambridge, Salisbury & Seaford. Driveway is currently shared - new driveway will need to be installed.

8. 2015-12-21
   status Contract 312-char remark

   Show marketing remark (312 chars)

   A large parcel (split by U. S. Rt. 50 - a controlled access highway - info on file), formerly used as farmland with a house in need of repair/replacement. Town water & sewer. Convenient location to Cambridge, Salisbury & Seaford. Driveway is currently shared - new driveway will need to be installed.

9. 2015-04-10
   status Active 312-char remark

   Show marketing remark (312 chars)

   A large parcel (split by U. S. Rt. 50 - a controlled access highway - info on file), formerly used as farmland with a house in need of repair/replacement. Town water & sewer. Convenient location to Cambridge, Salisbury & Seaford. Driveway is currently shared - new driveway will need to be installed.

10. 2015-04-04
    historical Expired 312-char remark

    Show marketing remark (312 chars)

    A large parcel (split by U. S. Rt. 50 - a controlled access highway - info on file), formerly used as farmland with a house in need of repair/replacement. Town water & sewer. Convenient location to Cambridge, Salisbury & Seaford. Driveway is currently shared - new driveway will need to be installed.

11. 2014-05-08
    listed $79,000 Active 312-char remark

    Show marketing remark (312 chars)

    A large parcel (split by U. S. Rt. 50 - a controlled access highway - info on file), formerly used as farmland with a house in need of repair/replacement. Town water & sewer. Convenient location to Cambridge, Salisbury & Seaford. Driveway is currently shared - new driveway will need to be installed.

12. 2014-04-04
    historical
13. 2013-04-05
    listed Active
14. 2012-02-27
    historical
15. 2010-03-02
    listed $32,500

ⓘ 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: $893 · $74/mo
• Projected year-2 tax: $893 · $74/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Taxation est. · year 1

• Rental income: $16,215
• − Mortgage interest: −$4,067
• − Property taxes: −$893
• − Insurance: −$363
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$2,112
• Taxable income: $6,186
• Est. tax owed @ 24.0%: −$1,485
• After-tax cash flow: $5,501/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 — Vienna

• Score: 60/100
• State rank: #342
• US rank: #18497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 889

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 0.59)
• Race & ethnicity: White 56% Black 31% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 8.50%
• Current HPI: 336.2263
• 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

+123.4% since first listed

15 events — show timeline

• 2026-05-18 Price Changed $72,600 BRIGHT MLS
• 2026-04-23 Price Changed $82,400 BRIGHT MLS
• 2026-04-07 Listed $103,900 BRIGHT MLS
• 2025-03-27 Sold (Public Records) $100,000 Public Records
• 2016-01-29 Sold (Public Records) $75,000 Public Records
• 2016-01-21 Delisted — MRIS
• 2016-01-21 Sold (MLS) $75,000 MRIS
• 2015-12-21 Pending — MRIS
• 2015-04-10 Relisted — MRIS
• 2015-04-04 Delisted — MRIS
• 2014-05-08 Listed $79,000 MRIS
• 2014-04-04 Delisted — MRIS
• 2013-04-05 Listed — MRIS
• 2012-02-27 Listing Removed — BRIGHT MLS
• 2010-03-02 Listed $32,500 BRIGHT MLS

Property tax history

-1.3%/yr

Latest (2025): $893 · +7.9% YoY. Source: county tax records.