13 E Wind Dr · West Ocean City, MD 21811

$339,900

3 bd · 2.0 ba · 1,824 sqft · Manufactured public records · 234 Days on market

Built 1991 7,486 sqft lot $186/sqft · at area comps Est $333k · at est. $95/mo HOA · 3% of rent

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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 +22.0/30.0
• DSCR +7.0/10.0
• ARV discount +6.5/15.0
• 1% rule +5.3/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this delightful 3-bedroom, 2-bathroom home offering over 1,800 square feet of thoughtfully designed living space. Brimming with charm and functionality, this coastal retreat features two inviting living areas plus a generously sized sunroom—perfect for entertaining, relaxing, or creating your ideal flex space. The heart of the home is the bright, open kitchen, showcasing crisp white cabinetry, granite countertops, and plenty of workspace for your inner chef. The rear living room is a true showstopper, complete with a pitched ceiling and a cozy whitewashed brick fireplace that adds warmth and character. The home maintains separation of space with the primary suite on one side while the secondary bedrooms reside on the opposite side of the home. Enjoy a truly carefree lifestyle in this amenity-rich community where lawn care, trash, and snow removal are all handled for you. Spend your free time at the community pool, on the sport court, or on the beach as this home is Located just minutes from grocery stores, restaurants, local bars, and the coastal attractions of downtown Ocean City—plus easy access to boating and fishing—this home offers the best of low-maintenance living in a prime location.

Key facts

• Community pool
• Bright open kitchen
• Granite countertops

Tags

• TWO INVITING LIVING AREAS
• GENEROUSLY SIZED SUNROOM
• BRIGHT OPEN KITCHEN
• GRANITE COUNTERTOPS
• AMENITY RICH COMMUNITY
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $340k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $340k).
• Recommended offer: $299k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.6% in West Ocean City — 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 78/100 on livability (#69 in MD, #2,499 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities C-, commute F, cost of living D-.
• Worcester County Public Schools (town): math 30% / reading 44% proficiency, ranked #6 of 24 in MD (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 315 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 354 units permitted in Worcester County in 2024 (6 in 5+ unit buildings).
• At $3,493/mo this rent would consume 47% of the median local household income ($90k/yr) (locally 551% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Worcester County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $140k; list at $340k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.03% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

• ARV (median comp): $332,585
• List price: $339,900
• Delta: 2.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-20,595
• Equity at exit: $50,680

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $26,391
• Equity at exit: $29,388

Cash invested: $95,172 (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 21811

• Home prices YoY: -29.0%
• Active inventory: 315
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,493 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$198 /mo · $2,377/yr
• Insurance: −$142
• HOA: −$95
• Vacancy / Maint / Mgmt: −$733
• Net cashflow: $542

Break-even live

Break-even rent $2,807

Max offer price $339,900

Occupancy floor 79%

Sensitivity live

Price	-10% $734	-5% $638	+0% $542	+5% $446	+10% $349
Rent	-10% $266	-5% $404	+0% $542	+5% $680	+10% $818
Rate	-1.0pp $713	-0.5pp $628	base $542	+0.5pp $454	+1.0pp $364

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 White Crane Dr Berlin, MD	4.0	3.0	1900	$3,200	$1.68	22d	1	0.43mi
13002 Bowline Ln #5 Ocean City, MD	4.0	3.5	2160	$3,500	$1.62	44d	1	1.27mi

HOA detail

• Monthly dues: $95 · $1,140/yr
• Likely covers: trashlandscapingsnow removalpool

Listing history 19 events

1. 2026-06-18
   days on market $339,900 Active 234 DOM
2. 2026-06-17
   days on market $339,900 Active 233 DOM
3. 2026-06-16
   days on market $339,900 Active 232 DOM
4. 2026-06-15
   days on market $339,900 Active 231 DOM
5. 2026-06-14
   days on market $339,900 Active 229 DOM
6. 2026-06-13
   days on market $339,900 Active 228 DOM
7. 2026-06-10
   days on market $339,900 Active 226 DOM
8. 2026-06-09
   days on market $339,900 Active 225 DOM
9. 2026-06-08
   days on market $339,900 Active 224 DOM
10. 2026-06-07
    days on market $339,900 Active 223 DOM
11. 2026-06-02
    days on market $339,900 Active 218 DOM
12. 2026-06-01
    days on market $339,900 Active 217 DOM
13. 2026-05-31
    days on market $339,900 Active 216 DOM
14. 2026-05-30
    days on market $339,900 Active 215 DOM
15. 2026-05-12
    price $339,900 1239-char remark

    Show marketing remark (1239 chars)

    Welcome to this delightful 3-bedroom, 2-bathroom home offering over 1,800 square feet of thoughtfully designed living space. Brimming with charm and functionality, this coastal retreat features two inviting living areas plus a generously sized sunroom—perfect for entertaining, relaxing, or creating your ideal flex space. The heart of the home is the bright, open kitchen, showcasing crisp white cabinetry, granite countertops, and plenty of workspace for your inner chef. The rear living room is a true showstopper, complete with a pitched ceiling and a cozy whitewashed brick fireplace that adds warmth and character. The home maintains separation of space with the primary suite on one side while the secondary bedrooms reside on the opposite side of the home. Enjoy a truly carefree lifestyle in this amenity-rich community where lawn care, trash, and snow removal are all handled for you. Spend your free time at the community pool, on the sport court, or on the beach as this home is Located just minutes from grocery stores, restaurants, local bars, and the coastal attractions of downtown Ocean City—plus easy access to boating and fishing—this home offers the best of low-maintenance living in a prime location.

16. 2025-10-27
    listed $349,900 Active 1239-char remark

    Show marketing remark (1239 chars)

    Welcome to this delightful 3-bedroom, 2-bathroom home offering over 1,800 square feet of thoughtfully designed living space. Brimming with charm and functionality, this coastal retreat features two inviting living areas plus a generously sized sunroom—perfect for entertaining, relaxing, or creating your ideal flex space. The heart of the home is the bright, open kitchen, showcasing crisp white cabinetry, granite countertops, and plenty of workspace for your inner chef. The rear living room is a true showstopper, complete with a pitched ceiling and a cozy whitewashed brick fireplace that adds warmth and character. The home maintains separation of space with the primary suite on one side while the secondary bedrooms reside on the opposite side of the home. Enjoy a truly carefree lifestyle in this amenity-rich community where lawn care, trash, and snow removal are all handled for you. Spend your free time at the community pool, on the sport court, or on the beach as this home is Located just minutes from grocery stores, restaurants, local bars, and the coastal attractions of downtown Ocean City—plus easy access to boating and fishing—this home offers the best of low-maintenance living in a prime location.

17. 2003-01-03
    soldstatus $140,000
18. 1999-04-29
    soldstatus $107,000
19. 1991-06-11
    soldstatus $88,500

ⓘ 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: $2,377 · $198/mo
• Projected year-2 tax: $3,041 · $253/mo
• Expected delta: +$664/yr (+$55/mo · 27.9%)

ⓘ 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) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $41,910
• − Mortgage interest: −$19,040
• − Property taxes: −$2,377
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,353
• − Management: −$3,353
• − HOA: −$1,140
• − Depreciation: −$9,888
• Taxable income: $1,060
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $6,248/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: Worcester County Public Schools
• NCES district ID: 2400720
• Math proficiency: 30% ▼ -25.00%
• Reading proficiency: 44% ▼ -20.00%
• Median HH income: $56,748
• Composite: 32.6/100
• National rank: #5672
• State rank: #6 of 24 in MD

Livability — West Ocean City

• Score: 78/100
• State rank: #69
• US rank: #2499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Ocean City, MD
• County: Worcester County · 35,603 people
• Metro: Salisbury, MD-DE
• Population (ZIP): 24,377
• Household income: $90,082
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 551.0

Population outlook (Worcester County) Hauer SSP2

• Today (2025): 51,363 people
• By 2030: 51,191 · -0.3%
• By 2040: 50,459 · -1.8%
• By 2050: 49,451 · -3.7%
• By 2075: 48,533 · -5.5%
• By 2100: 44,223 · -13.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Worcester

• 2024 margin: Strong R (+22.0) · D 38.0% · R 60.0% · Other 2.0%
• 2008→2024 swing: -6.5pp toward R · 2008: -15.5pp · 2024: -22.0pp
• All cycles: 2024: R+22.0 2020: R+19.0 2016: R+27.9 2012: R+18.3 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.52%
• Current HPI: 292.9004
• 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

+284.1% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $339,900 BRIGHT MLS
• 2025-10-27 Listed $349,900 BRIGHT MLS
• 2003-01-03 Sold (Public Records) $140,000 Public Records
• 1999-04-29 Sold (Public Records) $107,000 Public Records
• 1991-06-11 Sold (Public Records) $88,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,377 · +5.0% YoY. Source: county tax records.