21 Hacks Point Rd · Cecilton, MD 21919

$274,900

2 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 247 Days on market

Built 1950 9,147 sqft lot $259/sqft · 25% below area Est $367k · 25% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hacks Point is easy access to rt 40, and 95 while allowing a boater's experience at an affordable price. This property is two lots adding up to over 19000 sq. ft. The property has a newer BAT septic system and older drilled well. The house has been stripped to the studs, there is some water view, and with some ingenuity in the remodel, more view can be had. There is a new perc towards the back corner of the property which may allow an ancillary dwelling to be built. Hacks Point offers two larger beaches and some smaller beaches for residents and guests. The 65-slip pier allows for varied sizes of boats and depths up to 8 feet MLW. The community park is for everyone to enjoy. Spring through fall there are boats in the water. Across the river is a worldclass winery and restaurant as well as a state park perfect for hiking and horse trails.

Key facts

• 65-slip pier
• Community park
• Drilled well

Tags

• NEWER BAT SEPTIC SYSTEM
• DRILLED WELL
• WATER VIEW
• 65-SLIP PIER
• COMMUNITY PARK
• STATE PARK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-56 ($-674/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (25.8% below list).
• Recommended offer: $204k (25.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#283 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime F, amenities F, commute 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.
• Zoned schools: Cecilton Elementary (math 12% / reading 17%, grade F, #477 of 860 statewide, top 59%, 281 students, 63% FRL); Bohemia Manor Middle (math 12% / reading 35%, grade F, #118 of 225 statewide, top 54%, 436 students, 48% FRL); Bohemia Manor High (math 52% / reading 77%, grade B-, #55 of 222 statewide, top 26%, 626 students, 38% FRL).
• Market conditions: 63 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $136k; list at $275k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,857 (25.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. Crime grade is F 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 11.2

CMA / ARV

• ARV (median comp): $367,339
• List price: $274,900
• Delta: -25.16%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Ferry Point Ln	0.06mi	2/1.0	1,120 (+6%)	10mo	$470,000	$420	80
79 Riverview Ave	0.15mi	3/1.0 (+1)	994 (-6%)	10mo	$290,000	$292	69
78 Riverview Ave	0.11mi	2/2.0	1,204 (+14%)	9mo	$415,000	$345	61

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-48,233
• Equity at exit: $40,988

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-47,062
• Equity at exit: $23,768

Cash invested: $76,972 (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 21919

• Home prices YoY: -21.2%
• Active inventory: 63
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,039 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-56

Break-even live

Break-even rent $2,110

Max offer price $264,984

Occupancy floor 98%

Sensitivity live

Price	-10% $99	-5% $22	+0% $-56	+5% $-134	+10% $-212
Rent	-10% $-217	-5% $-137	+0% $-56	+5% $24	+10% $105
Rate	-1.0pp $82	-0.5pp $14	base $-56	+0.5pp $-127	+1.0pp $-200

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $274,900 Active 247 DOM
2. 2026-06-18
   days on market $274,900 Active 244 DOM
3. 2026-06-17
   days on market $274,900 Active 243 DOM
4. 2026-06-16
   days on market $274,900 Active 242 DOM
5. 2026-06-15
   days on market $274,900 Active 241 DOM
6. 2026-06-13
   days on market $274,900 Active 239 DOM
7. 2026-06-09
   days on market $274,900 Active 235 DOM
8. 2026-06-08
   days on market $274,900 Active 234 DOM
9. 2026-06-07
   days on market $274,900 Active 233 DOM
10. 2026-06-04
    days on market $274,900 Active 230 DOM
11. 2026-06-03
    days on market $274,900 Active 229 DOM
12. 2026-06-02
    days on market $274,900 Active 228 DOM
13. 2026-06-01
    days on market $274,900 Active 227 DOM
14. 2026-05-31
    days on market $274,900 Active 226 DOM
15. 2025-10-17
    listed $274,900 Active 849-char remark

    Show marketing remark (849 chars)

    Hacks Point is easy access to rt 40, and 95 while allowing a boater's experience at an affordable price. This property is two lots adding up to over 19000 sq. ft. The property has a newer BAT septic system and older drilled well. The house has been stripped to the studs, there is some water view, and with some ingenuity in the remodel, more view can be had. There is a new perc towards the back corner of the property which may allow an ancillary dwelling to be built. Hacks Point offers two larger beaches and some smaller beaches for residents and guests. The 65-slip pier allows for varied sizes of boats and depths up to 8 feet MLW. The community park is for everyone to enjoy. Spring through fall there are boats in the water. Across the river is a worldclass winery and restaurant as well as a state park perfect for hiking and horse trails.

16. 2021-12-30
    soldstatus $136,000
17. 2019-11-22
    historical
18. 2019-10-08
    historical Active Under Contract
19. 2019-07-24
    price $129,900
20. 2019-05-26
    listed $139,900 Active
21. 1996-05-29
    soldstatus $47,000

ⓘ 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: $1,325 · $110/mo
• Projected year-2 tax: $2,161 · $180/mo
• Expected delta: +$835/yr (+$70/mo · 63.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,463
• − Mortgage interest: −$15,399
• − Property taxes: −$1,325
• − Insurance: −$1,374
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$7,997
• Taxable loss: −$5,547
• Est. tax savings @ 24.0%: +$1,331
• After-tax cash flow: $658/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: 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 — Cecilton

• Score: 64/100
• State rank: #283
• US rank: #14571

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,644

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 1%
• Common ancestry: Subsaharan African 7% Italian 5% Slovak 3%
• Foreign-born: 4% · China
• Languages at home: 93% English-only · Spanish 4% 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: ▼ -61.49%
• Current HPI: 227.9396
• 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

+484.9% since first listed

7 events — show timeline

• 2025-10-17 Listed $274,900 BRIGHT MLS
• 2021-12-30 Sold (Public Records) $136,000 Public Records
• 2019-11-22 Listing Removed — BRIGHT MLS
• 2019-10-08 Contingent — BRIGHT MLS
• 2019-07-24 Price Changed $129,900 BRIGHT MLS
• 2019-05-26 Listed $139,900 BRIGHT MLS
• 1996-05-29 Sold (Public Records) $47,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,325 · +3.1% YoY. Source: county tax records.