3 Buddy Blvd · Chesapeake City, MD 21915

$80,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 64 Days on market

Built 2005 Fair condition 3,484 sqft lot $51/sqft · 74% below area ↓ 20% since listing

---

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
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE. .. .$80,000.. .. .. Honey stop the car!! GREAT Value for the price! Wow * * * Affordable year round doublewide within minutes to public boat launching, dining & shops to peruse. Sit & relax in Pell Gardens & watch the boats, ships from all over the world go through the C & D Canal. Enjoy the historical town of Chesapeake City. Venture across to the North side of Chesapeake City and travel along the canal on the Ben Cardin C & D Canal Trail by foot or bicycle. The trail goes all the way into Delaware City, Delaware. What an adventure you won't want to miss. Purchase this lovely, renovated one level home with low maintenance that allows you to make time for enjoying the home town and the surroundings that it offers. There is your own private, black topped parking area in front of the home . .. for at least 2 vehicles. This home offers 3 bedrooms & 2 full bathrooms. You will be surprised when you enter the living room on the space it provides. The living room opens to the large eat in kitchen which features multiple cabinets providing ample space. Appliances are included. Laundry room has washer/dryer hook up. Lovely open back yard has space to have cook outs, BRBQs & entertaining guests. The shed is staying which is a convenience to store lawn mower, gardening tools, etc. Community has an area with basket ball net for all to use. Come take a look! Prospective Buyer must be approved by Chesapeake Estates Park . Ring Doorbell has audio & video and is NOT included in sale.

Key facts

• Historical town
• Pell gardens
• C d canal

Tags

• PUBLIC BOAT LAUNCHING
• PELL GARDENS
• C D CANAL
• HISTORICAL TOWN
• BEN CARDIN C D CANAL TRAIL
• PRIVATE BLACK TOPPED PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#310 in MD) — a middle-class / working-renter tenant base. Strengths: housing B+, cost of living B; Watch: employment D+, 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.
• Market conditions: 18 active listings in the ZIP; 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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $9k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 1.61% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.97%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (median comp): $305,654
• List price: $80,000
• Delta: -73.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Buddy Blvd	0.09mi	3/2.0	1,680 (+7%)	8mo	$105,000	$63	78
638 Biddle St	0.71mi	3/2.0	1,765 (+13%)	11mo	$652,000	$369	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: 18.4%
• Equity multiple: 1.75×
• Total profit: $16,737
• Equity at exit: $11,928

10-year hold

• IRR: 26.8%
• Equity multiple: 3.36×
• Total profit: $52,872
• Equity at exit: $6,917

Cash invested: $22,400 (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 21915

• Home prices YoY: -27.8%
• Active inventory: 18
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $466

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 59%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-04
   days on market $80,000 Active 64 DOM
2. 2026-06-03
   days on market $80,000 Active 63 DOM
3. 2026-06-02
   days on market $80,000 Active 62 DOM
4. 2026-06-01
   days on market $80,000 Active 61 DOM
5. 2026-05-31
   days on market $80,000 Active 60 DOM
6. 2026-04-28
   price $80,000 1559-char remark

   Show marketing remark (1559 chars)

   NEW PRICE. .. .$80,000.. .. .. Honey stop the car!! GREAT Value for the price! Wow * * * Affordable year round doublewide within minutes to public boat launching, dining & shops to peruse. Sit & relax in Pell Gardens & watch the boats, ships from all over the world go through the C & D Canal. Enjoy the historical town of Chesapeake City. Venture across to the North side of Chesapeake City and travel along the canal on the Ben Cardin C & D Canal Trail by foot or bicycle. The trail goes all the way into Delaware City, Delaware. What an adventure you won't want to miss. Purchase this lovely, renovated one level home with low maintenance that allows you to make time for enjoying the home town and the surroundings that it offers. There is your own private, black topped parking area in front of the home . .. for at least 2 vehicles. This home offers 3 bedrooms & 2 full bathrooms. You will be surprised when you enter the living room on the space it provides. The living room opens to the large eat in kitchen which features multiple cabinets providing ample space. Appliances are included. Laundry room has washer/dryer hook up. Lovely open back yard has space to have cook outs, BRBQs & entertaining guests. The shed is staying which is a convenience to store lawn mower, gardening tools, etc. Community has an area with basket ball net for all to use. Come take a look! Prospective Buyer must be approved by Chesapeake Estates Park . Ring Doorbell has audio & video and is NOT included in sale.

7. 2026-04-01
   listed $89,000 Active 1559-char remark

   Show marketing remark (1559 chars)

   NEW PRICE. .. .$80,000.. .. .. Honey stop the car!! GREAT Value for the price! Wow * * * Affordable year round doublewide within minutes to public boat launching, dining & shops to peruse. Sit & relax in Pell Gardens & watch the boats, ships from all over the world go through the C & D Canal. Enjoy the historical town of Chesapeake City. Venture across to the North side of Chesapeake City and travel along the canal on the Ben Cardin C & D Canal Trail by foot or bicycle. The trail goes all the way into Delaware City, Delaware. What an adventure you won't want to miss. Purchase this lovely, renovated one level home with low maintenance that allows you to make time for enjoying the home town and the surroundings that it offers. There is your own private, black topped parking area in front of the home . .. for at least 2 vehicles. This home offers 3 bedrooms & 2 full bathrooms. You will be surprised when you enter the living room on the space it provides. The living room opens to the large eat in kitchen which features multiple cabinets providing ample space. Appliances are included. Laundry room has washer/dryer hook up. Lovely open back yard has space to have cook outs, BRBQs & entertaining guests. The shed is staying which is a convenience to store lawn mower, gardening tools, etc. Community has an area with basket ball net for all to use. Come take a look! Prospective Buyer must be approved by Chesapeake Estates Park . Ring Doorbell has audio & video and is NOT included in sale.

8. 2025-12-31
   historical
9. 2025-08-10
   price $99,000
10. 2025-06-26
    price $99,900
11. 2025-05-30
    price $109,000
12. 2025-04-22
    listed $115,000 Active
13. 2024-01-01
    historical
14. 2023-07-12
    listed $99,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,477
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$2,327
• Taxable income: $4,592
• Est. tax owed @ 24.0%: −$1,102
• After-tax cash flow: $4,490/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 · 13 photos

Fair 45/100 Moderate rehab

The home requires significant landscaping and exterior maintenance to improve its curb appeal and increase its value. Interior updates, such as repainting and replacing carpet with hardwood or tile, would further enhance its resale and rental potential.

Repairs flagged

• Major Overgrown vegetation in front yard — Significant overgrowth requires removal and landscaping.
• Moderate Cleaning and repainting of exterior siding — Siding appears dirty and could benefit from cleaning and repainting.
• Moderate Cleaning and repainting of exterior windows — Windows appear dirty and could benefit from cleaning and repainting.
• Moderate Inspecting and possibly repairing the roof — Roof appears intact but could be inspected for any signs of wear.
• Moderate Inspecting and possibly repairing the foundation — Foundation appears stable but could be inspected for any signs of settling.
• Moderate Trimming and landscaping the front yard — Overgrown vegetation in front yard requires trimming and landscaping.

Value-add opportunities

• Both Landscaping and trimming the front yard — Landscaping and trimming the front yard will improve curb appeal and increase both resale and rental value.
• Both Cleaning and repainting of exterior siding and windows — Cleaning and repainting the exterior will improve curb appeal and increase both resale and rental value.
• Both Updating the kitchen cabinets and appliances — Updating the kitchen will improve functionality and aesthetics, increasing both resale and rental value.
• Both Updating the bathrooms with new fixtures and tile — Updating the bathrooms will improve functionality and aesthetics, increasing both resale and rental value.
• Both Repainting interior walls and replacing carpet with hardwood or tile — Repainting and updating the flooring will improve aesthetics and functionality, increasing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Overgrown vegetation in front yard · Significant overgrowth requires removal and landscaping.	Major	$15,000–50,000
Cleaning and repainting of exterior siding · Siding appears dirty and could benefit from cleaning and repainting.	Moderate	$3,000–15,000
Cleaning and repainting of exterior windows · Windows appear dirty and could benefit from cleaning and repainting.	Moderate	$3,000–15,000
Inspecting and possibly repairing the roof · Roof appears intact but could be inspected for any signs of wear.	Moderate	$3,000–15,000
Inspecting and possibly repairing the foundation · Foundation appears stable but could be inspected for any signs of settling.	Moderate	$3,000–15,000
Trimming and landscaping the front yard · Overgrown vegetation in front yard requires trimming and landscaping.	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$30,000–125,000

Value-add ROI direction

• Both Landscaping and trimming the front yard — Landscaping and trimming the front yard will improve curb appeal and increase both resale and rental value. ↑
• Both Cleaning and repainting of exterior siding and windows — Cleaning and repainting the exterior will improve curb appeal and increase both resale and rental value. ↑
• Both Updating the kitchen cabinets and appliances — Updating the kitchen will improve functionality and aesthetics, increasing both resale and rental value. ↑
• Both Updating the bathrooms with new fixtures and tile — Updating the bathrooms will improve functionality and aesthetics, increasing both resale and rental value. ↑
• Both Repainting interior walls and replacing carpet with hardwood or tile — Repainting and updating the flooring will improve aesthetics and functionality, increasing both resale and rental value. ↑

ⓘ 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: 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 — Chesapeake City

• Score: 62/100
• State rank: #310
• US rank: #16238

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,471

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 4% Italian 4% Subsaharan African 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -99.99%
• Current HPI: 259.7117
• 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

-19.9% since first listed

9 events — show timeline

• 2026-04-28 Price Changed $80,000 BRIGHT MLS
• 2026-04-01 Listed $89,000 BRIGHT MLS
• 2025-12-31 Listing Removed — BRIGHT MLS
• 2025-08-10 Price Changed $99,000 BRIGHT MLS
• 2025-06-26 Price Changed $99,900 BRIGHT MLS
• 2025-05-30 Price Changed $109,000 BRIGHT MLS
• 2025-04-22 Listed $115,000 BRIGHT MLS
• 2024-01-01 Listing Removed — BRIGHT MLS
• 2023-07-12 Listed $99,900 BRIGHT MLS