134 Liberty Way · Fruitland, MD 21826

$119,500

3 bd · 2.0 ba · 1,428 sqft · SingleFamily · 412 Days on market

Built 1985 Good condition $84/sqft · 48% below area Est $230k · 48% under ↓ 8% since listing

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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 MLS

Nestled in a quiet cul-de-sac in the heart of Fruitland, this well-maintained 3 bedroom, 2 full bath mobile home offers comfort, convenience, and affordability. Step out onto the generously sized deck for weekend barbecues or relaxing evenings—with a handy shed nearby for all your extra storage needs. The home features a paved driveway with space for two vehicles and is ideally located just minutes from shopping, dining, and Salisbury University. Plus, you’re just a short drive away from the beautiful beaches of Ocean City and the natural wonders of Assateague National Park. Whether you're looking for a primary residence or a weekend getaway, this home delivers the perfect blend of peaceful living and close-to-everything convenience.

Key facts

• 2 parking spots
• Built 1985
• Listed 411 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 3.8% 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: amenities F, commute F, employment D-.
• 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: Fruitland Primary (475 students, 51% 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-school proficiency averages 41% at this address vs 21% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Wicomico County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 43 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 35% 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 $826 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 412 days — a 12% lower offer ($105k) 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 $105,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 412 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.58% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.72%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $230,390
• List price: $119,500
• Delta: -48.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 Sand Castle Blvd	0.10mi	3/2.0	1,456 (+2%)	12mo	$85,000	$58	82
612 S Division St	0.36mi	3/2.0	1,344 (-6%)	7mo	$255,000	$190	68
400 S Camden Ave	0.44mi	3/2.0	1,416 (-1%)	19mo	$353,000	$249	63
410 S Camden Ave	0.39mi	3/2.0	1,312 (-8%)	8mo	$261,900	$200	62
209 S Camden Ave	0.49mi	3/2.0	1,495 (+5%)	11mo	$354,900	$237	60
315 S Camden Ave	0.40mi	3/2.0	1,248 (-13%)	1mo	$327,000	$262	59
117 Moore Ave	0.54mi	3/2.0	1,344 (-6%)	17mo	$250,000	$186	51
200 Theodore St	0.59mi	4/3.5 (+1)	1,488 (+4%)	9mo	$270,000	$181	47
312 Center St	0.42mi	3/2.0	1,296 (-9%)	22mo	$184,000	$142	46
28200 SW Allen Cut Off Rd SW	0.61mi	3/1.0	1,272 (-11%)	12mo	$261,400	$206	39
201 Herbal Ct	0.65mi	3/2.0	1,248 (-13%)	12mo	$260,000	$208	39
522 E Main St	0.71mi	4/2.0 (+1)	1,534 (+7%)	16mo	$269,900	$176	36

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: 16.9%
• Equity multiple: 1.68×
• Total profit: $22,795
• Equity at exit: $17,818

10-year hold

• IRR: 25.4%
• Equity multiple: 3.22×
• Total profit: $74,216
• Equity at exit: $10,332

Cash invested: $33,460 (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: 43
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,883 high
• Mortgage (P&I): −$627
• Tax est. 1.5%: −$149 /mo · $1,792/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $661

Break-even live

Break-even rent $1,045

Max offer price $119,500

Occupancy floor 60%

Sensitivity live

Price	-10% $744	-5% $703	+0% $661	+5% $620	+10% $579
Rent	-10% $513	-5% $587	+0% $661	+5% $736	+10% $810
Rate	-1.0pp $722	-0.5pp $692	base $661	+0.5pp $631	+1.0pp $599

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 Garrison Way Fruitland, MD	3.0	2.5	1602	$1,950	$1.22	15d	1	0.38mi
234 Garrison Way Fruitland, MD	3.0	3.0	1602	$1,950	$1.22	45d	1	0.38mi
234 Garrison Way Unit 1 Fruitland, MD	3.0	2.5	1602	$1,900	$1.19	15d	1	0.38mi
103 W Main St Fruitland, MD	2.0	1.0	1200	$1,100	$0.92	22d	1	0.51mi
508 Hayward Ave Fruitland, MD	2.0	1.0	992	$1,450	$1.46	45d	1	0.94mi
732 Wye Oak Dr Fruitland, MD	3.0	2.5	1396	$2,300	$1.65	45d	1	0.95mi
801 W Main St Fruitland, MD	4.0	1.0	1232	$1,700	$1.38	45d	1	1.17mi

Listing history 19 events

1. 2026-06-21
   days on market $119,500 Active 412 DOM
2. 2026-06-18
   days on market $119,500 Active 409 DOM
3. 2026-06-17
   days on market $119,500 Active 408 DOM
4. 2026-06-16
   days on market $119,500 Active 407 DOM
5. 2026-06-15
   days on market $119,500 Active 406 DOM
6. 2026-06-14
   days on market $119,500 Active 404 DOM
7. 2026-06-13
   days on market $119,500 Active 403 DOM
8. 2026-06-10
   days on market $119,500 Active 401 DOM
9. 2026-06-09
   days on market $119,500 Active 400 DOM
10. 2026-06-08
    days on market $119,500 Active 399 DOM
11. 2026-06-07
    days on market $119,500 Active 398 DOM
12. 2026-06-03
    days on market $119,500 Active 394 DOM
13. 2026-06-02
    days on market $119,500 Active 393 DOM
14. 2026-06-01
    days on market $119,500 Active 392 DOM
15. 2026-05-31
    days on market $119,500 Active 391 DOM
16. 2026-05-30
    days on market $119,500 Active 390 DOM
17. 2025-08-25
    price $119,500 755-char remark

    Show marketing remark (755 chars)

    Nestled in a quiet cul-de-sac in the heart of Fruitland, this well-maintained 3 bedroom, 2 full bath mobile home offers comfort, convenience, and affordability. Step out onto the generously sized deck for weekend barbecues or relaxing evenings—with a handy shed nearby for all your extra storage needs. The home features a paved driveway with space for two vehicles and is ideally located just minutes from shopping, dining, and Salisbury University. Plus, you’re just a short drive away from the beautiful beaches of Ocean City and the natural wonders of Assateague National Park. Whether you're looking for a primary residence or a weekend getaway, this home delivers the perfect blend of peaceful living and close-to-everything convenience.

18. 2025-05-06
    listed $129,500 Active 755-char remark

    Show marketing remark (755 chars)

    Nestled in a quiet cul-de-sac in the heart of Fruitland, this well-maintained 3 bedroom, 2 full bath mobile home offers comfort, convenience, and affordability. Step out onto the generously sized deck for weekend barbecues or relaxing evenings—with a handy shed nearby for all your extra storage needs. The home features a paved driveway with space for two vehicles and is ideally located just minutes from shopping, dining, and Salisbury University. Plus, you’re just a short drive away from the beautiful beaches of Ocean City and the natural wonders of Assateague National Park. Whether you're looking for a primary residence or a weekend getaway, this home delivers the perfect blend of peaceful living and close-to-everything convenience.

19. 2025-04-21
    historical $129,500 755-char remark

    Show marketing remark (755 chars)

    Nestled in a quiet cul-de-sac in the heart of Fruitland, this well-maintained 3 bedroom, 2 full bath mobile home offers comfort, convenience, and affordability. Step out onto the generously sized deck for weekend barbecues or relaxing evenings—with a handy shed nearby for all your extra storage needs. The home features a paved driveway with space for two vehicles and is ideally located just minutes from shopping, dining, and Salisbury University. Plus, you’re just a short drive away from the beautiful beaches of Ocean City and the natural wonders of Assateague National Park. Whether you're looking for a primary residence or a weekend getaway, this home delivers the perfect blend of peaceful living and close-to-everything convenience.

ⓘ 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: $22,592
• − Mortgage interest: −$6,694
• − Property taxes: −$1,792
• − Insurance: −$598
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$3,476
• Taxable income: $6,417
• Est. tax owed @ 24.0%: −$1,540
• After-tax cash flow: $6,398/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home in Fruitland offers a good balance of comfort and convenience. With a fresh coat of paint and some minor updates, it can be a great investment for both resale and rental.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value
• Both Replace the carpet in the bedrooms — Carpet can be replaced to improve comfort and appearance
• Resale Install new light fixtures in the bathrooms — Modern light fixtures can improve the aesthetic appeal and functionality of the bathrooms

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Replace the carpet in the bedrooms — Carpet can be replaced to improve comfort and appearance ↑
• Resale Install new light fixtures in the bathrooms — Modern light fixtures can improve the aesthetic appeal and functionality of the bathrooms ↑

ⓘ 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

-7.7% since first listed

3 events — show timeline

• 2025-08-25 Price Changed $119,500 BRIGHT MLS
• 2025-05-06 Listed $129,500 BRIGHT MLS
• 2025-04-21 Coming Soon $129,500 BRIGHT MLS