326 Pine St · Crisfield, MD 21817

$90,000

6 bd · 2.0 ba · 2,600 sqft · SingleFamily public records · 292 Days on market

Built 1900 0.28 ac lot $35/sqft · 61% below area

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Large home in the town of Crisfield 6 bedrooms 2 full baths 2600 Sq. Ft possibly can be converted into a duplex currently rented for $1,300 per month behind Dollar General Showings will begin 6-6-24

Key facts

• 0.28 acre lot
• Built 1900
• Listed 292 days

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$232,067) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $56 ($674/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#199 in MD) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Somerset County Public Schools (town): math 12% / reading 23% proficiency, ranked #22 of 24 in MD (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Somerset 6/7 Intermediate School (math 8% / reading 26%, grade F, #170 of 225 statewide, top 77%, 396 students, 73% FRL).
• Market conditions: 93 active listings in the ZIP; 49 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Somerset County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $90k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.52% ✓
• Cap rate: 12.73%
• Cash-on-cash: 22.99%
• DSCR: 2.02
• GRM: 5.5

CMA / ARV

• ARV (median comp): $232,067
• List price: $90,000
• Delta: -61.22%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 3.10×
• Total profit: $52,864
• Equity at exit: $81,079

10-year hold

• IRR: 23.2%
• Equity multiple: 7.09×
• Total profit: $153,399
• Equity at exit: $174,850

Cash invested: $25,200 (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 21817

• Home prices YoY: 7.3%
• Active inventory: 93
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,372 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$38
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $56

Break-even live

Break-even rent $1,301

Max offer price $90,000

Occupancy floor 91%

Sensitivity live

Price	-10% $107	-5% $82	+0% $56	+5% $31	+10% $5
Rent	-10% $-52	-5% $2	+0% $56	+5% $110	+10% $165
Rate	-1.0pp $101	-0.5pp $79	base $56	+0.5pp $33	+1.0pp $9

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-21
   days on market $90,000 Active 292 DOM
2. 2026-06-18
   days on market $90,000 Active 289 DOM
3. 2026-06-17
   days on market $90,000 Active 288 DOM
4. 2026-06-16
   days on market $90,000 Active 287 DOM
5. 2026-06-15
   days on market $90,000 Active 286 DOM
6. 2026-06-14
   days on market $90,000 Active 284 DOM
7. 2026-06-13
   days on market $90,000 Active 283 DOM
8. 2026-06-10
   days on market $90,000 Active 281 DOM
9. 2026-06-09
   days on market $90,000 Active 280 DOM
10. 2026-06-08
    days on market $90,000 Active 279 DOM
11. 2026-06-07
    days on market $90,000 Active 278 DOM
12. 2026-06-02
    days on market $90,000 Active 273 DOM
13. 2026-06-01
    days on market $90,000 Active 272 DOM
14. 2026-05-31
    days on market $90,000 Active 271 DOM
15. 2026-05-30
    days on market $90,000 Active 270 DOM
16. 2025-09-05
    price $90,000 199-char remark

    Show marketing remark (199 chars)

    Large home in the town of Crisfield 6 bedrooms 2 full baths 2600 Sq. Ft possibly can be converted into a duplex currently rented for $1,300 per month behind Dollar General Showings will begin 6-6-24

17. 2025-09-02
    listed $120,000 Active 199-char remark

    Show marketing remark (199 chars)

    Large home in the town of Crisfield 6 bedrooms 2 full baths 2600 Sq. Ft possibly can be converted into a duplex currently rented for $1,300 per month behind Dollar General Showings will begin 6-6-24

18. 2025-08-12
    historical
19. 2025-04-09
    price $120,000
20. 2024-08-12
    listed $131,000 Active
21. 2024-06-13
    historical
22. 2024-05-13
    status Active
23. 2024-05-08
    historical
24. 2023-06-13
    listed $131,000 Active
25. 2021-02-06
    historical
26. 2020-01-31
    listed $150,000 Active
27. 2018-11-29
    soldstatus $49,000
28. 2017-06-09
    soldstatus $60,000
29. 2013-09-30
    soldstatus $75,000
30. 2010-03-03
    soldstatus $90,000
31. 2009-04-01
    historical
32. 2008-07-01
    listed $79,500
33. 2008-06-27
    soldstatus $45,000
34. 2008-02-18
    historical
35. 2007-11-19
    listed $49,900
36. 2001-07-25
    soldstatus $15,900
37. 2001-07-10
    soldstatus $15,900
38. 2001-04-20
    historical
39. 2001-02-08
    listed $15,900
40. 2000-12-02
    historical
41. 2000-06-19
    listed $29,900

ⓘ 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: $1,101 · $92/mo
• Projected year-2 tax: $1,101 · $92/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $16,465
• − Mortgage interest: −$5,041
• − Property taxes: −$1,101
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$2,618
• Taxable loss: −$499
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $794/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: Somerset County Public Schools
• NCES district ID: 2400570
• Math proficiency: 12% ▼ -7.00%
• Reading proficiency: 23% ▼ -14.00%
• Median HH income: $38,810
• Composite: 14.73/100
• National rank: #9396
• State rank: #22 of 24 in MD

Livability — Crisfield

• Score: 68/100
• State rank: #199
• US rank: #9181

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crisfield, MD
• Population (ZIP): 4,102

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 24,474 people
• By 2030: 23,547 · -3.8%
• By 2040: 21,498 · -12.2%
• By 2050: 20,427 · -16.5%
• By 2075: 16,594 · -32.2%
• By 2100: 12,132 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 20% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Italian 2% Serbian 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Somerset

• 2024 margin: R (+17.4) · D 40.2% · R 57.5% · Other 2.3%
• 2008→2024 swing: -14.8pp toward R · 2008: -2.6pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.8 2016: R+17.9 2012: R+2.5 2008: R+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.92%
• Current HPI: 292.866
• 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

+201.0% since first listed

26 events — show timeline

• 2025-09-05 Price Changed $90,000 BRIGHT MLS
• 2025-09-02 Listed $120,000 BRIGHT MLS
• 2025-08-12 Listing Removed — BRIGHT MLS
• 2025-04-09 Price Changed $120,000 BRIGHT MLS
• 2024-08-12 Listed $131,000 BRIGHT MLS
• 2024-06-13 Listing Removed — BRIGHT MLS
• 2024-05-13 Relisted — BRIGHT MLS
• 2024-05-08 Listing Removed — BRIGHT MLS
• 2023-06-13 Listed $131,000 BRIGHT MLS
• 2021-02-06 Listing Removed — BRIGHT MLS
• 2020-01-31 Listed $150,000 BRIGHT MLS
• 2018-11-29 Sold (Public Records) $49,000 Public Records
• 2017-06-09 Sold (Public Records) $60,000 Public Records
• 2013-09-30 Sold (Public Records) $75,000 Public Records
• 2010-03-03 Sold (Public Records) $90,000 Public Records
• 2009-04-01 Listing Removed — BRIGHT MLS
• 2008-07-01 Listed $79,500 BRIGHT MLS
• 2008-06-27 Sold (MLS) $45,000 BRIGHT MLS
• 2008-02-18 Listing Removed — BRIGHT MLS
• 2007-11-19 Listed $49,900 BRIGHT MLS
• 2001-07-25 Sold (Public Records) $15,900 Public Records
• 2001-07-10 Sold (MLS) $15,900 BRIGHT MLS
• 2001-04-20 Listing Removed — BRIGHT MLS
• 2001-02-08 Listed $15,900 BRIGHT MLS
• 2000-12-02 Listing Removed — BRIGHT MLS
• 2000-06-19 Listed $29,900 BRIGHT MLS

Property tax history

+0.3%/yr

Latest (2025): $1,101 · +11.5% YoY. Source: county tax records.