47923 Beachville · St. George Island, MD 20684

$125,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 80 Days on market

Built 1910 0.34 ac lot $130/sqft · 59% below area ↓ 22% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled in the peaceful countryside of St. Inigoes, this unique Beachville Road property offers the perfect blend of privacy, space, and opportunity in Southern Maryland. Surrounded by natural beauty and open skies, the setting provides the calm, relaxed lifestyle while still remaining within reach of local conveniences, waterfront recreation, and major commuter routes. The property presents an exceptional opportunity for buyers seeking room to spread out, invest in land, or create a custom retreat. Whether you envision updating the existing home, expanding the property, or simply enjoying the peaceful surroundings, the possibilities here are wide open. Beachville Road is known for its scenic drives, proximity to the Chesapeake Bay and St. Mary’s River waterfront areas, and access to the historic charm that defines the St. Mary’s County region. Residents enjoy nearby parks, boating, fishing, and the quiet pace of life that makes Southern Maryland so special. If you’ve been searching for land, privacy, and potential in St. Mary’s County, this property deserves a closer look.

Key facts

• 0.34 acre lot
• Built 1910
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 1.6% in St. George Island — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St. Mary'S County Public Schools (rural): math 23% / reading 38% proficiency, ranked #8 of 24 in MD (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 265 units permitted in St. Mary's County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $3k appreciation (2.6% local appreciation)).
• St. Mary's County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.60% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.45%
• DSCR: 2.13
• GRM: 5.2

CMA / ARV

• ARV (median comp): $305,200
• List price: $125,000
• Delta: -59.04%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48047 Beachville Rd	0.22mi	2/1.0 (-1)	924 (-4%)	20mo	$47,500	$51	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 2.71×
• Total profit: $59,947
• Equity at exit: $53,657

10-year hold

• IRR: 31.6%
• Equity multiple: 5.29×
• Total profit: $150,213
• Equity at exit: $80,763

Cash invested: $35,000 (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 20684

• Home prices YoY: 1.1%
• Active inventory: 8
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$127 /mo · $1,519/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $742

Break-even live

Break-even rent $1,056

Max offer price $125,000

Occupancy floor 58%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $125,000 Active 80 DOM
2. 2026-06-18
   days on market $125,000 Active 79 DOM
3. 2026-06-17
   days on market $125,000 Active 78 DOM
4. 2026-06-16
   days on market $125,000 Active 77 DOM
5. 2026-06-15
   days on market $125,000 Active 76 DOM
6. 2026-06-14
   days on market $125,000 Active 74 DOM
7. 2026-06-12
   days on market $125,000 Active 73 DOM
8. 2026-06-09
   days on market $125,000 Active 70 DOM
9. 2026-06-08
   days on market $125,000 Active 69 DOM
10. 2026-06-07
    days on market $125,000 Active 68 DOM
11. 2026-06-05
    days on market $125,000 Active 65 DOM
12. 2026-06-02
    days on market $125,000 Active 63 DOM
13. 2026-06-01
    days on market $125,000 Active 62 DOM
14. 2026-05-31
    days on market $125,000 Active 61 DOM
15. 2026-05-30
    days on market $125,000 Active 60 DOM
16. 2026-05-19
    price $125,000 1114-char remark

    Show marketing remark (1114 chars)

    Nestled in the peaceful countryside of St. Inigoes, this unique Beachville Road property offers the perfect blend of privacy, space, and opportunity in Southern Maryland. Surrounded by natural beauty and open skies, the setting provides the calm, relaxed lifestyle while still remaining within reach of local conveniences, waterfront recreation, and major commuter routes. The property presents an exceptional opportunity for buyers seeking room to spread out, invest in land, or create a custom retreat. Whether you envision updating the existing home, expanding the property, or simply enjoying the peaceful surroundings, the possibilities here are wide open. Beachville Road is known for its scenic drives, proximity to the Chesapeake Bay and St. Mary’s River waterfront areas, and access to the historic charm that defines the St. Mary’s County region. Residents enjoy nearby parks, boating, fishing, and the quiet pace of life that makes Southern Maryland so special. If you’ve been searching for land, privacy, and potential in St. Mary’s County, this property deserves a closer look.

17. 2026-04-03
    status Active 1114-char remark

    Show marketing remark (1114 chars)

    Nestled in the peaceful countryside of St. Inigoes, this unique Beachville Road property offers the perfect blend of privacy, space, and opportunity in Southern Maryland. Surrounded by natural beauty and open skies, the setting provides the calm, relaxed lifestyle while still remaining within reach of local conveniences, waterfront recreation, and major commuter routes. The property presents an exceptional opportunity for buyers seeking room to spread out, invest in land, or create a custom retreat. Whether you envision updating the existing home, expanding the property, or simply enjoying the peaceful surroundings, the possibilities here are wide open. Beachville Road is known for its scenic drives, proximity to the Chesapeake Bay and St. Mary’s River waterfront areas, and access to the historic charm that defines the St. Mary’s County region. Residents enjoy nearby parks, boating, fishing, and the quiet pace of life that makes Southern Maryland so special. If you’ve been searching for land, privacy, and potential in St. Mary’s County, this property deserves a closer look.

18. 2026-03-09
    historical 1114-char remark

    Show marketing remark (1114 chars)

    Nestled in the peaceful countryside of St. Inigoes, this unique Beachville Road property offers the perfect blend of privacy, space, and opportunity in Southern Maryland. Surrounded by natural beauty and open skies, the setting provides the calm, relaxed lifestyle while still remaining within reach of local conveniences, waterfront recreation, and major commuter routes. The property presents an exceptional opportunity for buyers seeking room to spread out, invest in land, or create a custom retreat. Whether you envision updating the existing home, expanding the property, or simply enjoying the peaceful surroundings, the possibilities here are wide open. Beachville Road is known for its scenic drives, proximity to the Chesapeake Bay and St. Mary’s River waterfront areas, and access to the historic charm that defines the St. Mary’s County region. Residents enjoy nearby parks, boating, fishing, and the quiet pace of life that makes Southern Maryland so special. If you’ve been searching for land, privacy, and potential in St. Mary’s County, this property deserves a closer look.

19. 2026-03-07
    listed $160,000 Active 1114-char remark

    Show marketing remark (1114 chars)

    Nestled in the peaceful countryside of St. Inigoes, this unique Beachville Road property offers the perfect blend of privacy, space, and opportunity in Southern Maryland. Surrounded by natural beauty and open skies, the setting provides the calm, relaxed lifestyle while still remaining within reach of local conveniences, waterfront recreation, and major commuter routes. The property presents an exceptional opportunity for buyers seeking room to spread out, invest in land, or create a custom retreat. Whether you envision updating the existing home, expanding the property, or simply enjoying the peaceful surroundings, the possibilities here are wide open. Beachville Road is known for its scenic drives, proximity to the Chesapeake Bay and St. Mary’s River waterfront areas, and access to the historic charm that defines the St. Mary’s County region. Residents enjoy nearby parks, boating, fishing, and the quiet pace of life that makes Southern Maryland so special. If you’ve been searching for land, privacy, and potential in St. Mary’s County, this property deserves a closer look.

20. 2026-03-06
    historical $160,000 1114-char remark

    Show marketing remark (1114 chars)

    Nestled in the peaceful countryside of St. Inigoes, this unique Beachville Road property offers the perfect blend of privacy, space, and opportunity in Southern Maryland. Surrounded by natural beauty and open skies, the setting provides the calm, relaxed lifestyle while still remaining within reach of local conveniences, waterfront recreation, and major commuter routes. The property presents an exceptional opportunity for buyers seeking room to spread out, invest in land, or create a custom retreat. Whether you envision updating the existing home, expanding the property, or simply enjoying the peaceful surroundings, the possibilities here are wide open. Beachville Road is known for its scenic drives, proximity to the Chesapeake Bay and St. Mary’s River waterfront areas, and access to the historic charm that defines the St. Mary’s County region. Residents enjoy nearby parks, boating, fishing, and the quiet pace of life that makes Southern Maryland so special. If you’ve been searching for land, privacy, and potential in St. Mary’s County, this property deserves a closer look.

ⓘ 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: $1,519 · $127/mo
• Projected year-2 tax: $1,519 · $127/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,945
• − Mortgage interest: −$7,002
• − Property taxes: −$1,519
• − Insurance: −$625
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$3,636
• Taxable income: $7,332
• Est. tax owed @ 24.0%: −$1,760
• After-tax cash flow: $7,147/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: St. Mary'S County Public Schools
• NCES district ID: 2400600
• Math proficiency: 23% ▼ -23.00%
• Reading proficiency: 38% ▼ -12.00%
• Median HH income: $83,240
• Composite: 29.74/100
• National rank: #6444
• State rank: #8 of 24 in MD

Livability — St. George Island

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 825

Population outlook (St. Mary's County) Hauer SSP2

• Today (2025): 123,125 people
• By 2030: 128,374 · +4.3%
• By 2040: 137,305 · +11.5%
• By 2050: 143,065 · +16.2%
• By 2075: 153,408 · +24.6%
• By 2100: 151,790 · +23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 11% Black 1%
• Common ancestry: Italian 4% Subsaharan African 3% Lithuanian 2%
• Foreign-born: 4%

Political lean MEDSL · St. Mary's

• 2024 margin: R (+17.2) · D 40.2% · R 57.4% · Other 2.4%
• 2008→2024 swing: -4.4pp toward R · 2008: -12.8pp · 2024: -17.2pp
• All cycles: 2024: R+17.2 2020: R+13.8 2016: R+24.6 2012: R+16.1 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.64%
• Current HPI: 239.7784
• 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

-21.9% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $125,000 BRIGHT MLS
• 2026-04-03 Relisted — BRIGHT MLS
• 2026-03-09 Listing Removed — BRIGHT MLS
• 2026-03-07 Listed $160,000 BRIGHT MLS
• 2026-03-06 Coming Soon $160,000 BRIGHT MLS

Property tax history

+6.2%/yr

Latest (2025): $1,519 · +3.1% YoY. Source: county tax records.