3 Buddy Blvd

Chesapeake City, MD 21915

$80,000B-

3 bd · 2.0 ba · 1,568 sqft · Built 2005 · SingleFamily · Active · 64 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,290/mo
• Mortgage (P&I): −$420
• Tax + insurance: −$133
• HOA: −$0
• Vac / Maint / Mgmt: −$271
• Net cashflow: $466/mo
• Annual: $5,592/yr
• Cap rate: 13.28%
• Cash-on-cash: 24.97%
• DSCR: 2.11
• 1% rule: 1.61%
• Cash to close: $22,400

Investor read

• This is a 3-bed/2.0-bath single-family listed at $80k. Condition is rated fair.
• 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).
• It's been on market 64 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• 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.
• 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).
• 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.
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.