5471 Ragged Point Rd · Madison, MD 21613

$100,000

3 bd · None ba · 598 sqft · SingleFamily public records · 2 Days on market

Built 1929 0.75 ac lot Est $80k · 25% over ↓ 20% since listing

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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 +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Discover your own slice of tranquility on this 2.75-acre property located in the Neck District of Cambridge in Dorchester County. Ideal for nature lovers and hunting enthusiasts, this property offers abundant wildlife and a peaceful rural setting. The property features a small, structurally stable home that is ready for your vision. While the home requires a full renovation, it provides a solid starting point for a weekend retreat, investment opportunity, or future residence. A shallow well is in place; however, the home currently does not have running water or a bathroom, and a septic system will be needed (perc test has been applied for). With 2.75 acres of land and endless potential, th

Key facts

• Private getaway
• Full renovation
• 2.75 acre property

Tags

• 2.75 ACRE PROPERTY
• PEACEFUL RURAL SETTING
• SMALL STRUCTURALLY STABLE HOME
• FULL RENOVATION
• PRIVATE GETAWAY

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Driveway
• Utilities: Private water source; No public sewer system
• Home design: Detached structure
• Construction: Block foundation; Above-grade and below-grade structures noted; Finished above-grade area: 598 (source: Assessor)
• Exterior features: Property requires major rehabilitation; Two or more access exits; Additional parcels included; No tidal water

Interior

• Bedrooms: Three bedrooms on the main level
• Heating & cooling: Other heating system; Heating fuel: Other
• Interior features: Two fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 13.9% vs local median 0.7% in Madison — 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 55/100 on livability (#419 in MD) — a working-class tenant base; expect higher turnover. Strengths: employment A+, crime A; Watch: schools D+, amenities F, commute F.
• Dorchester County Public Schools (rural): math 10% / reading 23% proficiency, ranked #23 of 24 in MD (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 294 active listings in the ZIP; 81 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Dorchester County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 75% 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 $100,000

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.56% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.23%
• DSCR: 2.21
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $80,132
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5471 Ragged Point Rd	0.00mi	3/—	598 (0%)	1mo	$80,000	$134	99

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: -2.5%
• Equity multiple: 0.90×
• Total profit: $-2,668
• Equity at exit: $14,910

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $15,745
• Equity at exit: $8,646

Cash invested: $28,000 (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 21613

• Home prices YoY: -25.1%
• Active inventory: 294
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,564 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $209

Break-even live

Break-even rent $1,300

Max offer price $100,000

Occupancy floor 82%

Sensitivity live

Price	-10% $266	-5% $237	+0% $209	+5% $181	+10% $152
Rent	-10% $85	-5% $147	+0% $209	+5% $271	+10% $333
Rate	-1.0pp $259	-0.5pp $234	base $209	+0.5pp $183	+1.0pp $157

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-01
   status Pending
2. 2026-04-29
   listed $100,000 Active
3. 2025-12-28
   historical
4. 2025-09-20
   historical Active Under Contract
5. 2025-07-15
   price $95,000
6. 2024-10-09
   listed $125,000 Active

ⓘ 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: $412 · $34/mo
• Projected year-2 tax: $751 · $63/mo
• Expected delta: +$339/yr (+$28/mo · 82.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,772
• − Mortgage interest: −$5,602
• − Property taxes: −$412
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$2,909
• Taxable income: $1,228
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $2,212/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: Dorchester County Public Schools
• NCES district ID: 2400300
• Math proficiency: 10% ▼ -14.00%
• Reading proficiency: 23% ▼ -12.00%
• Median HH income: $46,767
• Composite: 14.65/100
• National rank: #9404
• State rank: #23 of 24 in MD

Livability — Madison

• Score: 55/100
• State rank: #419
• US rank: #23628

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 104
• Population (ZIP): 18,167

Population outlook (Dorchester County) Hauer SSP2

• Today (2025): 31,699 people
• By 2030: 31,054 · -2.0%
• By 2040: 29,712 · -6.3%
• By 2050: 28,618 · -9.7%
• By 2075: 28,436 · -10.3%
• By 2100: 28,937 · -8.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Black 33% Two or more races 10% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Dorchester

• 2024 margin: R (+14.6) · D 41.6% · R 56.1% · Other 2.3%
• 2008→2024 swing: -6.3pp toward R · 2008: -8.2pp · 2024: -14.6pp
• All cycles: 2024: R+14.6 2020: R+11.9 2016: R+16.0 2012: R+6.6 2008: R+8.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.03%
• Current HPI: 271.1127
• 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

-20.0% since first listed

6 events — show timeline

• 2026-05-01 Pending — BRIGHT MLS
• 2026-04-29 Listed $100,000 BRIGHT MLS
• 2025-12-28 Listing Removed — BRIGHT MLS
• 2025-09-20 Contingent — BRIGHT MLS
• 2025-07-15 Price Changed $95,000 BRIGHT MLS
• 2024-10-09 Listed $125,000 BRIGHT MLS

Property tax history

-0.9%/yr

Latest (2025): $412 · +2.3% YoY. Source: county tax records.