2312 Pulaski Hwy · North East, MD 21901

$219,900

3 bd · 2.0 ba · 1,355 sqft · SingleFamily public records · 5 Days on market

Built 1957 0.35 ac lot $162/sqft · 19% above area Est $307k · 28% under

---

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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2312 Pulaski Highway--Set in a prime location with excellent visibility and accessibility, it’s perfect for entrepreneurs seeking a high-traffic spot or homeowners wanting the convenience of a central address. The adaptable layout makes it easy to tailor the space to your needs, while the surrounding area adds value with its vibrant community and steady growth. Don’t miss this rare opportunity to own a property that’s as dynamic as your ambitions. Ready to explore its full potential? Reach out today to schedule a private tour!

Key facts

• Flexible layout
• Prominent corridor
• Unique opportunity

Tags

• PROMINENT CORRIDOR
• EFFORTLESS ACCESSIBILITY
• FLEXIBLE LAYOUT
• FLOURISHING NEIGHBORHOOD
• UNIQUE OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/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 $194k (11.7% below list).
• Recommended offer: $194k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.1% in North East — 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 (#164 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D+, schools D-, crime D-.
• 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.
• Market conditions: Rents rising (+3.4%/yr); 158 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $7k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $220k implies a 266% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $194,249 (11.7% below list)

Questions for the listing agent

1. Built in 1957 — 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 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?
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: 0.88% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.10%
• DSCR: 1.14
• GRM: 9.4

CMA / ARV

• ARV (median comp): $306,715
• List price: $219,900
• Delta: -22.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Merrey St	0.53mi	2/2.0 (-1)	1,340 (-1%)	4mo	$350,000	$261	66
119 E Cecil Ave	0.56mi	3/—	1,463 (+8%)	0mo	$340,000	$232	60
53 Lincoln Ave	0.62mi	3/2.0	1,292 (-5%)	16mo	$329,900	$255	50
511 Deans Bank Rd	0.58mi	2/1.0 (-1)	1,280 (-6%)	6mo	$170,000	$133	49
29 Lincoln Ave	0.65mi	4/2.0 (+1)	1,406 (+4%)	17mo	$317,500	$226	44
7 May St	0.55mi	2/1.5 (-1)	1,440 (+6%)	20mo	$155,000	$108	40
14 Roosevelt Ave	0.65mi	3/2.0	1,200 (-11%)	16mo	$290,000	$242	37
546 Mechanics Valley Rd	0.70mi	3/1.5	1,512 (+12%)	14mo	$240,000	$159	35
50 Roosevelt Ave	0.71mi	3/3.0	1,548 (+14%)	11mo	$341,000	$220	30

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-24,765
• Equity at exit: $32,788

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-5,441
• Equity at exit: $19,013

Cash invested: $61,572 (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 21901

• Home prices YoY: -34.5%
• Rents YoY: 3.4%
• Active inventory: 158
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,942 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$131 /mo · $1,570/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $159

Break-even live

Break-even rent $1,741

Max offer price $219,900

Occupancy floor 87%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Cypress Dr North East, MD	3.0	1.5	1540	$2,000	$1.30	2d	1	0.28mi
30 Sycamore Dr North East, MD	2.0	1.5	1188	$1,750	$1.47	17d	1	0.42mi
1000 Maresca Cir North East, MD	2.0	1.0	900	$1,298	$1.44	44d	1	0.73mi

Listing history 12 events

1. 2026-06-18
   days on market $219,900 Active 5 DOM
2. 2026-06-17
   days on market $219,900 Active 4 DOM
3. 2026-06-16
   days on market $219,900 Active 3 DOM
4. 2026-06-15
   remarks 664-char remark
5. 2026-06-15
   pricedays on marketlisting id $219,900 Active 2 DOM
6. 2026-06-03
   days on market $238,000 Active 104 DOM
7. 2026-06-02
   days on market $238,000 Active 103 DOM
8. 2026-06-01
   days on market $238,000 Active 102 DOM
9. 2026-05-31
   days on market $238,000 Active 101 DOM
10. 2026-04-24
    price $238,000 550-char remark

    Show marketing remark (550 chars)

    2312 Pulaski Highway--Set in a prime location with excellent visibility and accessibility, it’s perfect for entrepreneurs seeking a high-traffic spot or homeowners wanting the convenience of a central address. The adaptable layout makes it easy to tailor the space to your needs, while the surrounding area adds value with its vibrant community and steady growth. Don’t miss this rare opportunity to own a property that’s as dynamic as your ambitions. Ready to explore its full potential? Reach out today to schedule a private tour!

11. 2026-02-19
    listed $248,000 Active 550-char remark

    Show marketing remark (550 chars)

    2312 Pulaski Highway--Set in a prime location with excellent visibility and accessibility, it’s perfect for entrepreneurs seeking a high-traffic spot or homeowners wanting the convenience of a central address. The adaptable layout makes it easy to tailor the space to your needs, while the surrounding area adds value with its vibrant community and steady growth. Don’t miss this rare opportunity to own a property that’s as dynamic as your ambitions. Ready to explore its full potential? Reach out today to schedule a private tour!

12. 1988-02-25
    soldstatus $60,000

ⓘ 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: $1,570 · $131/mo
• Projected year-2 tax: $1,983 · $165/mo
• Expected delta: +$414/yr (+$34/mo · 26.3%)

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

Taxation est. · year 1

• Rental income: $23,310
• − Mortgage interest: −$12,318
• − Property taxes: −$1,570
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$6,397
• Taxable loss: −$1,804
• Est. tax savings @ 24.0%: +$433
• After-tax cash flow: $2,340/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 — North East

• Score: 70/100
• State rank: #164
• US rank: #7366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cecil County · 65,041 people
• City population: 19,514
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 19,514
• Household income: $113,719
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 427.0

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 (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Italian 4% Romanian 4% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 0%

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: ▼ -124.98%
• Current HPI: 236.852
• Rent YoY: ▲ 3.41%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

+296.7% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $238,000 BRIGHT MLS
• 2026-02-19 Listed $248,000 BRIGHT MLS
• 1988-02-25 Sold (Public Records) $60,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,570 · +35.4% YoY. Source: county tax records.