1 Cecil Rd · Cecilton, MD 21919

$124,750

3 bd · 1.5 ba · 924 sqft · Manufactured public records · 90 Days on market

Built 1975 2,800 sqft lot $135/sqft · 71% above 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
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

An immaculate three bedroom mobile home with the land is for sale in Crystal Beach. There is no lot rent and no HOA! Please allow 24 hours notice prior to showings.

Key facts

• 2,800 sq ft lot
• Built 1975
• Listed 89 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $979 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.

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: schools D-, crime F, amenities 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.
• Market conditions: 62 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 $862 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $64k; list at $125k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $117,265 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.76% ✓
• Cap rate: 15.71%
• Cash-on-cash: 33.62%
• DSCR: 2.50
• GRM: 4.7

CMA / ARV

• ARV (median comp): $72,797
• List price: $124,750
• Delta: 71.37%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Cedar St	0.01mi	2/1.0 (-1)	1,024 (+11%)	9mo	$115,000	$112	67

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: 28.9%
• Equity multiple: 2.20×
• Total profit: $42,087
• Equity at exit: $18,601

10-year hold

• IRR: 36.3%
• Equity multiple: 4.34×
• Total profit: $116,789
• Equity at exit: $10,786

Cash invested: $34,930 (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: 62
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$654
• Tax from tax record: −$53 /mo · $642/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $979

Break-even live

Break-even rent $962

Max offer price $124,750

Occupancy floor 51%

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: $31,188
• Closing costs: $3,742
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $124,750 Active 90 DOM
2. 2026-06-17
   days on market $124,750 Active 89 DOM
3. 2026-06-16
   days on market $124,750 Active 88 DOM
4. 2026-06-15
   days on market $124,750 Active 87 DOM
5. 2026-06-13
   days on market $124,750 Active 85 DOM
6. 2026-06-09
   days on market $124,750 Active 81 DOM
7. 2026-06-08
   days on market $124,750 Active 80 DOM
8. 2026-06-07
   days on market $124,750 Active 79 DOM
9. 2026-06-04
   days on market $124,750 Active 76 DOM
10. 2026-06-03
    days on market $124,750 Active 75 DOM
11. 2026-06-02
    days on market $124,750 Active 74 DOM
12. 2026-06-01
    days on market $124,750 Active 73 DOM
13. 2026-05-31
    days on market $124,750 Active 72 DOM
14. 2026-03-21
    listed $124,750 Active 165-char remark

    Show marketing remark (165 chars)

    An immaculate three bedroom mobile home with the land is for sale in Crystal Beach. There is no lot rent and no HOA! Please allow 24 hours notice prior to showings.

15. 2026-03-15
    historical $124,750 165-char remark

    Show marketing remark (165 chars)

    An immaculate three bedroom mobile home with the land is for sale in Crystal Beach. There is no lot rent and no HOA! Please allow 24 hours notice prior to showings.

16. 2005-10-24
    soldstatus $63,500
17. 2005-09-30
    soldstatus $63,500 229-char remark

    Show marketing remark (229 chars)

    PRICE SLASHED!!! Just in time for summer. Now is the time to buy. Mobile in the water oriented neighborhood of Crystal Beach. No lot rent you own the land fee simple. Vacation or year round residency. Call for your showing today.

18. 2005-07-14
    historical 229-char remark

    Show marketing remark (229 chars)

    PRICE SLASHED!!! Just in time for summer. Now is the time to buy. Mobile in the water oriented neighborhood of Crystal Beach. No lot rent you own the land fee simple. Vacation or year round residency. Call for your showing today.

19. 2004-10-22
    listed $63,500 229-char remark

    Show marketing remark (229 chars)

    PRICE SLASHED!!! Just in time for summer. Now is the time to buy. Mobile in the water oriented neighborhood of Crystal Beach. No lot rent you own the land fee simple. Vacation or year round residency. Call for your showing today.

20. 1995-11-03
    soldstatus $38,500

ⓘ 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: $642 · $53/mo
• Projected year-2 tax: $1,001 · $83/mo
• Expected delta: +$359/yr (+$30/mo · 56.0%)

ⓘ 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 7/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,405
• − Mortgage interest: −$6,988
• − Property taxes: −$642
• − Insurance: −$624
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$3,629
• Taxable income: $10,298
• Est. tax owed @ 24.0%: −$2,471
• After-tax cash flow: $9,273/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

+224.0% since first listed

7 events — show timeline

• 2026-03-21 Listed $124,750 BRIGHT MLS
• 2026-03-15 Coming Soon $124,750 BRIGHT MLS
• 2005-10-24 Sold (Public Records) $63,500 Public Records
• 2005-09-30 Sold (MLS) $63,500 MRIS
• 2005-07-14 Delisted — MRIS
• 2004-10-22 Listed $63,500 MRIS
• 1995-11-03 Sold (Public Records) $38,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $642 · +4.0% YoY. Source: county tax records.