49 Reservoir Rd · Perryville, MD 21903

$259,900

3 bd · 1.0 ba · 1,331 sqft · SingleFamily public records · 8 Days on market

Built 1935 0.97 ac lot $195/sqft · 13% below area Est $300k · 13% 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 +20.2/30.0
• ARV discount +13.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Nice Cape Cod with newer furnace, newer roof, vinyl siding, New Water conditioner, Grape arbor needs work in back yard, old garage with sliding doors, Must see

Key facts

• 0.97 acre lot
• 2 garage spots
• Built 1935

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Detached front-entry garage with 2 garage spaces; Driveway with 3 spaces; Off-street parking — total of 5 parking spaces
• Utilities: Well water; Private/on-site septic (gravity septic field, septic tank); 200+ amp electric service; Propane available; No municipal trash service
• Home design: Detached single-family home; Main entrance faces south; Level entry to main floor; Accessible features including 36"+ wide halls and 2+ access exits
• Construction: Built (year per assessor); Vinyl siding; Asphalt roof; Block foundation; Plumbing includes copper, CPVC/PVC, and mixed materials; Double-pane, energy-efficient windows; Garage(s) and shed listed as additional structures; Building not winterized
• Exterior features: Gutter system; Outbuilding(s)/shed; Level lot with rear yard; Not in development

Interior

• Kitchen: Gas oven/range; Refrigerator
• Bedrooms: Three bedrooms total — two on the upper level, one on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: 90% efficient forced air heating (oil-fired); Window air conditioning units; Electric hot water
• Interior features: Walk-in shower; Plaster walls; Insulated and storm doors; Stone fireplace (1)
• Laundry & utility: Washer/dryer stacked; Electric dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/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 $249k (4.1% below list).
• Recommended offer: $249k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.9% in Perryville — 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 (#74 in MD, #2,689 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime D+, amenities F.
• Cecil County Public Schools (rural): math 15% / reading 30% proficiency, ranked #15 of 24 in MD (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Perryville Elementary (math 12% / reading 17%, grade F, #477 of 860 statewide, top 59%, 421 students, 56% FRL); Perryville Middle (math 9% / reading 33%, grade F, #134 of 225 statewide, top 62%, 557 students, 50% FRL); Perryville High (math 37% / reading 57%, grade D-, #114 of 222 statewide, top 52%, 858 students, 46% FRL).
• Market conditions: 58 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 563 units permitted in Cecil County in 2024 (330 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 8 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: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,335 (4.1% 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. Crime grade is D 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?
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: 0.96% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (median comp): $299,900
• List price: $259,900
• Delta: -13.34%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Blythedale Rd	0.08mi	3/1.5	1,253 (-6%)	17mo	$230,000	$184	70
33 Reservoir Rd	0.03mi	3/1.5	1,256 (-6%)	21mo	$346,000	$275	70
137 Reservoir Rd	0.23mi	3/2.0	1,470 (+10%)	3mo	$300,000	$204	65
51 Patterson Ave	0.14mi	2/1.0 (-1)	1,139 (-14%)	6mo	$265,000	$233	59
1616 Ingleside Ave	0.68mi	3/2.0	1,436 (+8%)	1mo	$299,900	$209	50

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-21,249
• Equity at exit: $38,752

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $8,206
• Equity at exit: $22,471

Cash invested: $72,772 (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 21903

• Home prices YoY: -23.8%
• Active inventory: 58
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,493 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$170 /mo · $2,040/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $329

Break-even live

Break-even rent $2,077

Max offer price $259,900

Occupancy floor 82%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Chartwell Ct Perryville, MD	3.0	2.5	1320	$1,900	$1.44	5d	1	0.98mi
64 Riverview Dr Perryville, MD	4.0	2.5	1588	$3,450	$2.17	13d	1	1.34mi

Listing history 2 events

1. 2026-05-18
   listed $259,900 Active 167-char remark
2. 2026-05-11
   historical $259,900 167-char remark

ⓘ 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: $2,040 · $170/mo
• Projected year-2 tax: $2,436 · $203/mo
• Expected delta: +$397/yr (+$33/mo · 19.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,920
• − Mortgage interest: −$14,558
• − Property taxes: −$2,040
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,394
• − Management: −$2,394
• − Depreciation: −$7,561
• Taxable loss: −$326
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $4,020/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: Cecil County Public Schools
• NCES district ID: 2400240
• Math proficiency: 15% ▼ -21.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $66,544
• Composite: 21.51/100
• National rank: #8322
• State rank: #15 of 24 in MD

Livability — Perryville

• Score: 78/100
• State rank: #74
• US rank: #2689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,679

Population outlook (Cecil County) Hauer SSP2

• Today (2025): 105,877 people
• By 2030: 106,905 · +1.0%
• By 2040: 107,156 · +1.2%
• By 2050: 104,170 · -1.6%
• By 2075: 95,771 · -9.5%
• By 2100: 82,381 · -22.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 11% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Cecil

• 2024 margin: Solid R (+30.9) · D 33.5% · R 64.4% · Other 2.1%
• 2008→2024 swing: -16.3pp toward R · 2008: -14.6pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+26.6 2016: R+35.3 2012: R+20.4 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.75%
• Current HPI: 223.8037
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-25 Pending — BRIGHT MLS
• 2026-05-18 Listed $259,900 BRIGHT MLS
• 2026-05-11 Coming Soon $259,900 BRIGHT MLS

Property tax history

+1.6%/yr

Latest (2025): $2,040 · +26.6% YoY. Source: county tax records.