8935 Executive Club Dr · Delmar, MD 21875

$215,000

2 bd · 2.0 ba · 1,822 sqft · Townhouse public records · 104 Days on market

Built 2003 3,384 sqft lot $118/sqft · at area comps Est $226k · at est. $167/mo HOA · 8% of rent

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Why this score? — see what drove the D+ 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 +18.6/30.0
• ARV discount +9.6/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 2-bedroom, 2-bath home located in the desirable Wood Creek Golf Community in Delmar, MD. This home offers comfortable, low-maintenance living with a spacious layout and great natural light throughout. Step inside to find an open-concept living area with soaring ceilings, creating a bright and airy feel. The kitchen features ample cabinetry, generous counter space, and a breakfast bar that opens to the main living area—perfect for entertaining or everyday living. Just off the living space, enjoy access to the rear of the home with views of the community. The primary suite offers a private bath and walk-in closet, while the additional bedroom and full bath provide space for guests, family, or a home office. Upstairs, a large loft area overlooks the main living space, offering flexible space for a second living room, office, or recreation area. Additional features include a laundry room, attached garage, and ample storage throughout the home. Located in the Wood Creek Golf Community, residents enjoy a beautifully maintained neighborhood centered around golf and outdoor living. Community amenities include a golf course, clubhouse, swimming pool, and walking paths, providing an active and social lifestyle. Conveniently located near Salisbury, shopping, dining, and major routes, this home offers the perfect combination of comfort, convenience, and community living. Schedule your private showing today and see all that Wood Creek has to offer!

Key facts

• Large loft area
• Ample cabinetry
• Community amenities

Tags

• OPEN-CONCEPT LIVING AREA
• AMPLE CABINETRY
• GENEROUS COUNTER SPACE
• BREAKFAST BAR
• LARGE LOFT AREA
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 5.1% in Delmar — 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 67/100 on livability (#222 in MD) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living 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: 46 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 278 units permitted in Wicomico County in 2024 (44 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $154k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $195,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.00% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.12%
• DSCR: 1.18
• GRM: 8.3

CMA / ARV

• ARV (median comp): $225,684
• List price: $215,000
• Delta: -4.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9022 Executive Club Dr	0.07mi	3/3.0 (+1)	1,839 (+1%)	11mo	$274,900	$149	77
8980 Executive Club Dr	0.07mi	3/3.0 (+1)	1,946 (+7%)	5mo	$285,500	$147	72
9523 Wedge Way	0.33mi	2/2.0	1,616 (-11%)	1mo	$248,000	$153	65
9525 Wedge Way	0.33mi	2/2.0	1,700 (-7%)	13mo	$233,500	$137	63
8916 Executive Club Dr	0.06mi	2/2.0	1,572 (-14%)	22mo	$240,000	$153	56
9505 Wedge Way	0.37mi	3/3.0 (+1)	2,006 (+10%)	15mo	$289,000	$144	45

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-21,627
• Equity at exit: $32,057

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,719
• Equity at exit: $18,589

Cash invested: $60,200 (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 21875

• Home prices YoY: -12.7%
• Active inventory: 46
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,151 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$108 /mo · $1,299/yr
• Insurance: −$90
• HOA: −$167
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $207

Break-even live

Break-even rent $1,889

Max offer price $215,000

Occupancy floor 85%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9282 Tournament Dr Delmar, MD	3.0	3.0	2268	$2,600	$1.15	13d	1	0.27mi
8650 Barbara Ann Way Delmar, MD	2.0–4.0	2.0–3.5	1926	$1,695	$0.88	13d	6	0.96mi
8650 Barbara Ann Way Delmar, MD	2.0–3.0	2.0–2.5	1547	$1,455	$0.94	44d	12	0.96mi
205 E East St Delmar, MD	3.0	2.0	1663	$1,850	$1.11	13d	1	1.06mi

HOA detail

• Monthly dues: $167 · $2,004/yr
• Likely covers: pool

Listing history 32 events

1. 2026-06-18
   days on market $215,000 Active 104 DOM
2. 2026-06-17
   days on market $215,000 Active 103 DOM
3. 2026-06-16
   days on market $215,000 Active 102 DOM
4. 2026-06-15
   days on market $215,000 Active 101 DOM
5. 2026-06-14
   days on market $215,000 Active 99 DOM
6. 2026-06-13
   days on market $215,000 Active 98 DOM
7. 2026-06-10
   days on market $215,000 Active 96 DOM
8. 2026-06-09
   days on market $215,000 Active 95 DOM
9. 2026-06-08
   days on market $215,000 Active 94 DOM
10. 2026-06-07
    pricedays on market $215,000 Active 93 DOM
11. 2026-06-03
    days on market $217,000 Active 89 DOM
12. 2026-06-02
    days on market $217,000 Active 88 DOM
13. 2026-06-01
    days on market $217,000 Active 87 DOM
14. 2026-05-31
    days on market $217,000 Active 86 DOM
15. 2026-05-30
    days on market $217,000 Active 85 DOM
16. 2026-04-30
    price $217,000 1481-char remark

    Show marketing remark (1481 chars)

    Welcome to this 2-bedroom, 2-bath home located in the desirable Wood Creek Golf Community in Delmar, MD. This home offers comfortable, low-maintenance living with a spacious layout and great natural light throughout. Step inside to find an open-concept living area with soaring ceilings, creating a bright and airy feel. The kitchen features ample cabinetry, generous counter space, and a breakfast bar that opens to the main living area—perfect for entertaining or everyday living. Just off the living space, enjoy access to the rear of the home with views of the community. The primary suite offers a private bath and walk-in closet, while the additional bedroom and full bath provide space for guests, family, or a home office. Upstairs, a large loft area overlooks the main living space, offering flexible space for a second living room, office, or recreation area. Additional features include a laundry room, attached garage, and ample storage throughout the home. Located in the Wood Creek Golf Community, residents enjoy a beautifully maintained neighborhood centered around golf and outdoor living. Community amenities include a golf course, clubhouse, swimming pool, and walking paths, providing an active and social lifestyle. Conveniently located near Salisbury, shopping, dining, and major routes, this home offers the perfect combination of comfort, convenience, and community living. Schedule your private showing today and see all that Wood Creek has to offer!

17. 2026-03-06
    listed $220,000 Active 1481-char remark

    Show marketing remark (1481 chars)

    Welcome to this 2-bedroom, 2-bath home located in the desirable Wood Creek Golf Community in Delmar, MD. This home offers comfortable, low-maintenance living with a spacious layout and great natural light throughout. Step inside to find an open-concept living area with soaring ceilings, creating a bright and airy feel. The kitchen features ample cabinetry, generous counter space, and a breakfast bar that opens to the main living area—perfect for entertaining or everyday living. Just off the living space, enjoy access to the rear of the home with views of the community. The primary suite offers a private bath and walk-in closet, while the additional bedroom and full bath provide space for guests, family, or a home office. Upstairs, a large loft area overlooks the main living space, offering flexible space for a second living room, office, or recreation area. Additional features include a laundry room, attached garage, and ample storage throughout the home. Located in the Wood Creek Golf Community, residents enjoy a beautifully maintained neighborhood centered around golf and outdoor living. Community amenities include a golf course, clubhouse, swimming pool, and walking paths, providing an active and social lifestyle. Conveniently located near Salisbury, shopping, dining, and major routes, this home offers the perfect combination of comfort, convenience, and community living. Schedule your private showing today and see all that Wood Creek has to offer!

18. 2019-06-17
    soldstatus $154,000
19. 2019-06-03
    soldstatus $154,000 Closed 969-char remark

    Show marketing remark (969 chars)

    Enjoy the life here at Wood Creek Golf Community, where you are just minutes from the Mall and Restaurants. Relax at the private community pool or throw your beach chairs in the car and head to the Beach about half hour away. This very well maintained home with 2 Bedrooms, Master on entry level with Plantation shudders, walk-in closet and master bath with garden soaking tub, separate shower and dual vanity. Second bedroom also on entry level has large closet and full bath right outside the bedroom. Beautiful granite countertops in your bright open kitchen with island suitable for barstools and double sink. Spacious living room with plantation shudders on windows and slider that open to a nice deck with retractable awning. Small yard. Upper level loft could easily be a 3rd bedroom, office or additional sitting area/playroom, rec room. Cathedral ceilings in living area. dual zoned thermostats. One Year Home Buyer Warranty. Call today for your personal tour.

20. 2019-05-07
    status Pending 969-char remark

    Show marketing remark (969 chars)

    Enjoy the life here at Wood Creek Golf Community, where you are just minutes from the Mall and Restaurants. Relax at the private community pool or throw your beach chairs in the car and head to the Beach about half hour away. This very well maintained home with 2 Bedrooms, Master on entry level with Plantation shudders, walk-in closet and master bath with garden soaking tub, separate shower and dual vanity. Second bedroom also on entry level has large closet and full bath right outside the bedroom. Beautiful granite countertops in your bright open kitchen with island suitable for barstools and double sink. Spacious living room with plantation shudders on windows and slider that open to a nice deck with retractable awning. Small yard. Upper level loft could easily be a 3rd bedroom, office or additional sitting area/playroom, rec room. Cathedral ceilings in living area. dual zoned thermostats. One Year Home Buyer Warranty. Call today for your personal tour.

21. 2019-05-01
    price $154,000 969-char remark

    Show marketing remark (969 chars)

    Enjoy the life here at Wood Creek Golf Community, where you are just minutes from the Mall and Restaurants. Relax at the private community pool or throw your beach chairs in the car and head to the Beach about half hour away. This very well maintained home with 2 Bedrooms, Master on entry level with Plantation shudders, walk-in closet and master bath with garden soaking tub, separate shower and dual vanity. Second bedroom also on entry level has large closet and full bath right outside the bedroom. Beautiful granite countertops in your bright open kitchen with island suitable for barstools and double sink. Spacious living room with plantation shudders on windows and slider that open to a nice deck with retractable awning. Small yard. Upper level loft could easily be a 3rd bedroom, office or additional sitting area/playroom, rec room. Cathedral ceilings in living area. dual zoned thermostats. One Year Home Buyer Warranty. Call today for your personal tour.

22. 2019-02-27
    listed $151,000 Active 969-char remark

    Show marketing remark (969 chars)

    Enjoy the life here at Wood Creek Golf Community, where you are just minutes from the Mall and Restaurants. Relax at the private community pool or throw your beach chairs in the car and head to the Beach about half hour away. This very well maintained home with 2 Bedrooms, Master on entry level with Plantation shudders, walk-in closet and master bath with garden soaking tub, separate shower and dual vanity. Second bedroom also on entry level has large closet and full bath right outside the bedroom. Beautiful granite countertops in your bright open kitchen with island suitable for barstools and double sink. Spacious living room with plantation shudders on windows and slider that open to a nice deck with retractable awning. Small yard. Upper level loft could easily be a 3rd bedroom, office or additional sitting area/playroom, rec room. Cathedral ceilings in living area. dual zoned thermostats. One Year Home Buyer Warranty. Call today for your personal tour.

23. 2018-12-19
    historical
24. 2018-10-17
    status Active
25. 2018-10-09
    status Pending
26. 2018-09-26
    listed $154,718 Active
27. 2018-08-04
    historical
28. 2017-10-30
    listed $149,484
29. 2017-07-31
    historical
30. 2017-01-28
    listed $160,000
31. 2016-12-14
    historical
32. 2016-09-28
    listed $160,000

ⓘ 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: $1,299 · $108/mo
• Projected year-2 tax: $1,821 · $152/mo
• Expected delta: +$522/yr (+$44/mo · 40.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,810
• − Mortgage interest: −$12,043
• − Property taxes: −$1,299
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − HOA: −$2,004
• − Depreciation: −$6,255
• Taxable loss: −$995
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $2,721/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 — Delmar

• Score: 67/100
• State rank: #222
• US rank: #11130

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Delmar, MD
• Population (ZIP): 7,455

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: Majority White (64%)
• Race & ethnicity: White 64% Black 19% Hispanic / Latino 9% Asian 6% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 9% Korean 3% Other Indo-European 2%

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: ▼ -36.12%
• Current HPI: 247.5758
• 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

+35.6% since first listed

17 events — show timeline

• 2026-04-30 Price Changed $217,000 BRIGHT MLS
• 2026-03-06 Listed $220,000 BRIGHT MLS
• 2019-06-17 Sold (Public Records) $154,000 Public Records
• 2019-06-03 Sold (MLS) $154,000 BRIGHT MLS
• 2019-05-07 Pending — BRIGHT MLS
• 2019-05-01 Price Changed $154,000 BRIGHT MLS
• 2019-02-27 Listed $151,000 BRIGHT MLS
• 2018-12-19 Listing Removed — BRIGHT MLS
• 2018-10-17 Relisted — BRIGHT MLS
• 2018-10-09 Pending — BRIGHT MLS
• 2018-09-26 Listed $154,718 BRIGHT MLS
• 2018-08-04 Listing Removed — BRIGHT MLS
• 2017-10-30 Listed $149,484 BRIGHT MLS
• 2017-07-31 Listing Removed — BRIGHT MLS
• 2017-01-28 Listed $160,000 BRIGHT MLS
• 2016-12-14 Listing Removed — BRIGHT MLS
• 2016-09-28 Listed $160,000 BRIGHT MLS

Property tax history

-7.1%/yr

Latest (2019): $1,299 · +5.0% YoY. Source: county tax records.