318 Holiday St · Fruitland, MD 21826

$114,900

3 bd · 2.0 ba · 1,212 sqft · SingleFamily · 215 Days on market

Built 1988 $95/sqft · 28% above area Est $90k · 28% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated 3-Bedroom, 2-Bath Manufactured Home This fully renovated manufactured home features 3 bedrooms, 2 bathrooms, and brand-new flooring throughout. The kitchen has been updated with new appliances, cabinets, and finishes. Both bathrooms have been refreshed with modern updates. The property includes a storage shed in the backyard and a driveway that fits two cars. Move-in ready with all major improvements already completed.

Key facts

• 2 parking spots
• Built 1988
• Listed 214 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 3.6% 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: schools D, amenities F, commute F.
• 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.
• Market conditions: 43 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 32% 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 $794 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago; this cycle's ask has dropped $24k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 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: 1.50% ✓
• Cap rate: 12.23%
• Cash-on-cash: 21.21%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $89,797
• List price: $114,900
• Delta: 27.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 S Camden Ave	0.45mi	3/2.0	1,248 (+3%)	1mo	$327,000	$262	73
612 S Division St	0.29mi	3/2.0	1,344 (+11%)	6mo	$255,000	$190	63
410 S Camden Ave	0.42mi	3/2.0	1,312 (+8%)	8mo	$261,900	$200	60
613 S Camden Ave	0.35mi	3/2.0	1,056 (-13%)	4mo	$239,900	$227	59
120 Ridgefield Ln	0.39mi	3/1.0	1,120 (-8%)	8mo	$201,500	$180	58
28200 SW Allen Cut Off Rd SW	0.55mi	3/1.0	1,272 (+5%)	12mo	$261,400	$206	52
201 Herbal Ct	0.73mi	3/2.0	1,248 (+3%)	12mo	$260,000	$208	51
111 Moore Ave	0.64mi	3/1.0	1,200 (-1%)	16mo	$237,900	$198	51
104 S Camden Ave	0.75mi	3/1.0	1,180 (-3%)	9mo	$210,990	$179	49
209 W Main St	0.69mi	3/1.5	1,092 (-10%)	6mo	$220,000	$201	44
207 Walden Dr	0.65mi	3/2.0	1,100 (-9%)	16mo	$210,000	$191	42
117 Moore Ave	0.61mi	3/2.0	1,344 (+11%)	17mo	$250,000	$186	39

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: 13.7%
• Equity multiple: 1.55×
• Total profit: $17,629
• Equity at exit: $17,132

10-year hold

• IRR: 22.5%
• Equity multiple: 2.93×
• Total profit: $62,097
• Equity at exit: $9,934

Cash invested: $32,172 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $569

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 62%

Sensitivity live

Price	-10% $648	-5% $608	+0% $569	+5% $529	+10% $489
Rent	-10% $432	-5% $501	+0% $569	+5% $637	+10% $705
Rate	-1.0pp $627	-0.5pp $598	base $569	+0.5pp $539	+1.0pp $509

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 W Main St Fruitland, MD	2.0	1.0	1200	$1,100	$0.92	22d	1	0.56mi
413A Ogle Ave Fruitland, MD	3.0	1.0	864	$1,700	$1.97	22d	1	0.56mi
732 Wye Oak Dr Fruitland, MD	3.0	2.5	1396	$2,300	$1.65	44d	1	0.94mi
508 Hayward Ave Fruitland, MD	2.0	1.0	992	$1,450	$1.46	44d	1	1.01mi
801 W Main St Fruitland, MD	4.0	1.0	1232	$1,700	$1.38	44d	1	1.24mi

Listing history 22 events

1. 2026-06-21
   days on market $114,900 Active 215 DOM
2. 2026-06-18
   days on market $114,900 Active 212 DOM
3. 2026-06-17
   days on market $114,900 Active 211 DOM
4. 2026-06-16
   days on market $114,900 Active 210 DOM
5. 2026-06-15
   days on market $114,900 Active 209 DOM
6. 2026-06-14
   days on market $114,900 Active 207 DOM
7. 2026-06-13
   days on market $114,900 Active 206 DOM
8. 2026-06-10
   days on market $114,900 Active 204 DOM
9. 2026-06-09
   days on market $114,900 Active 203 DOM
10. 2026-06-08
    days on market $114,900 Active 202 DOM
11. 2026-06-07
    days on market $114,900 Active 201 DOM
12. 2026-06-03
    days on market $114,900 Active 197 DOM
13. 2026-06-02
    days on market $114,900 Active 196 DOM
14. 2026-06-01
    days on market $114,900 Active 195 DOM
15. 2026-05-31
    days on market $114,900 Active 194 DOM
16. 2026-05-30
    days on market $114,900 Active 193 DOM
17. 2026-03-21
    price $114,900 432-char remark

    Show marketing remark (432 chars)

    Renovated 3-Bedroom, 2-Bath Manufactured Home This fully renovated manufactured home features 3 bedrooms, 2 bathrooms, and brand-new flooring throughout. The kitchen has been updated with new appliances, cabinets, and finishes. Both bathrooms have been refreshed with modern updates. The property includes a storage shed in the backyard and a driveway that fits two cars. Move-in ready with all major improvements already completed.

18. 2026-02-24
    price $119,900 432-char remark

    Show marketing remark (432 chars)

    Renovated 3-Bedroom, 2-Bath Manufactured Home This fully renovated manufactured home features 3 bedrooms, 2 bathrooms, and brand-new flooring throughout. The kitchen has been updated with new appliances, cabinets, and finishes. Both bathrooms have been refreshed with modern updates. The property includes a storage shed in the backyard and a driveway that fits two cars. Move-in ready with all major improvements already completed.

19. 2025-11-19
    listed $139,000 Active 432-char remark

    Show marketing remark (432 chars)

    Renovated 3-Bedroom, 2-Bath Manufactured Home This fully renovated manufactured home features 3 bedrooms, 2 bathrooms, and brand-new flooring throughout. The kitchen has been updated with new appliances, cabinets, and finishes. Both bathrooms have been refreshed with modern updates. The property includes a storage shed in the backyard and a driveway that fits two cars. Move-in ready with all major improvements already completed.

20. 2025-11-17
    historical $139,000 432-char remark

    Show marketing remark (432 chars)

    Renovated 3-Bedroom, 2-Bath Manufactured Home This fully renovated manufactured home features 3 bedrooms, 2 bathrooms, and brand-new flooring throughout. The kitchen has been updated with new appliances, cabinets, and finishes. Both bathrooms have been refreshed with modern updates. The property includes a storage shed in the backyard and a driveway that fits two cars. Move-in ready with all major improvements already completed.

21. 2002-08-15
    historical
22. 2002-02-15
    listed $17,000

ⓘ 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: $20,700
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$3,343
• Taxable income: $5,311
• Est. tax owed @ 24.0%: −$1,275
• After-tax cash flow: $5,550/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: 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

+575.9% since first listed

6 events — show timeline

• 2026-03-21 Price Changed $114,900 BRIGHT MLS
• 2026-02-24 Price Changed $119,900 BRIGHT MLS
• 2025-11-19 Listed $139,000 BRIGHT MLS
• 2025-11-17 Coming Soon $139,000 BRIGHT MLS
• 2002-08-15 Listing Removed — BRIGHT MLS
• 2002-02-15 Listed $17,000 BRIGHT MLS