2120 Ruxton Dr · Salisbury, MD 21801

$201,000

3 bd · 1.0 ba · 1,222 sqft · SingleFamily public records · 13 Days on market

Built 1964 0.46 ac lot Est $248k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.5/10.0
• Rent growth +4.3/5.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

If you are seeking a home that offers convenience and low maintenance in the Salisbury area, this could be the one for you! This home features 3 bedrooms, 1 full bath, a kitchen that flows into the living room and a large recreation room. .. all on a 0.46 +/- acre corner parcel. Located approximately 2 miles from The Centre at Salisbury, 5 miles from Salisbury University and 30 miles from Ocean City, MD. Restricted to owner-occupants, non-profits and government agencies through 3/18/2026 at 11:59:59 PM CT. HUD Case #244-323122. Equal Housing Opportunity.

Key facts

• Corner parcel
• 0.46 acre lot
• Built 1964

Tags

• CORNER PARCEL
• LARGE RECREATION ROOM
• 30 MILES FROM OCEAN CITY MD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $201k.

Deal economics

• At list price, monthly cash flow is $49 ($589/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (16.9% below list).
• Recommended offer: $167k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.8% in Salisbury — 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 60/100 on livability (#351 in MD) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: crime F, 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.
• Zoned schools: Wicomico High (math 30% / reading 45%, grade F, #138 of 222 statewide, top 63%, 1,325 students, 60% FRL).
• Zoned-school proficiency averages 38% at this address vs 21% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Wicomico County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.2%/yr); 190 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $59k; list at $201k implies a 241% gain — meaningful room to come down on a strong offer.

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 $167,012 (16.9% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $248,066
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Marvel Rd	0.03mi	3/1.5	1,376 (+13%)	3mo	$280,000	$203	73
2115 Ruxton Dr	0.05mi	3/2.0	1,376 (+13%)	10mo	$275,000	$200	64
2124 W Zion Rd	0.23mi	2/1.5 (-1)	1,136 (-7%)	12mo	$210,000	$185	60
2320 Hudson Dr	0.62mi	3/1.0	1,120 (-8%)	9mo	$239,900	$214	50
214 N Cedar Way	0.63mi	3/2.0	1,400 (+15%)	15mo	$285,000	$204	30

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 · 7.21% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.61×
• Total profit: $-22,117
• Equity at exit: $29,970

10-year hold

• IRR: 3.7%
• Equity multiple: 1.31×
• Total profit: $17,583
• Equity at exit: $17,379

Cash invested: $56,280 (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 21801

• Home prices YoY: -30.6%
• Rents YoY: 7.2%
• Active inventory: 190
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,670 high
• Mortgage (P&I): −$1,054
• Tax from tax record: −$132 /mo · $1,590/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $49

Break-even live

Break-even rent $1,608

Max offer price $201,000

Occupancy floor 92%

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: $50,250
• Closing costs: $6,030
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Mill Pond Ln Salisbury, MD	2.0–3.0	2.0–3.0	1196	$1,885	$1.58	13d	6	1.14mi
431 Hearn Ln Salisbury, MD	4.0	1.0	1056	$1,595	$1.51	21d	1	1.21mi
504 Plover Rd Salisbury, MD	3.0	1.0	768	$1,295	$1.69	43d	1	1.21mi
507 Overbrook Dr Salisbury, MD	3.0	1.0	1140	$1,495	$1.31	13d	1	1.25mi
929 Johnson St Salisbury, MD	2.0	1.0	988	$1,400	$1.42	21d	1	1.31mi
604 Liberty St Salisbury, MD	3.0	1.0	1110	$1,500	$1.35	43d	1	1.37mi
906 Johnson St Salisbury, MD	3.0	1.5	875	$1,495	$1.71	43d	1	1.41mi
821 Johnson St Salisbury, MD	2.0	1.0	939	$1,495	$1.59	13d	1	1.42mi

Listing history 5 events

1. 2026-04-01
   status Pending
2. 2026-03-18
   historical
3. 2026-03-05
   listed $201,000 Active
4. 2022-10-31
   soldstatus $59,000
5. 1974-11-25
   soldstatus $12,658

ⓘ 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: $1,590 · $132/mo
• Projected year-2 tax: $1,890 · $158/mo
• Expected delta: +$301/yr (+$25/mo · 18.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°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: $20,041
• − Mortgage interest: −$11,259
• − Property taxes: −$1,590
• − Insurance: −$1,005
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$5,847
• Taxable loss: −$2,866
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $1,277/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 — Salisbury

• Score: 60/100
• State rank: #351
• US rank: #18948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wicomico County · 75,969 people
• City population: 70,518
• Metro: Salisbury, MD-DE
• Population (ZIP): 30,088
• Household income: $71,313
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 964.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 54% Black 33% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 4% Romanian 2% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 89% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -102.55%
• Current HPI: 232.3103
• Rent YoY: ▲ 7.21%
• Metro: Salisbury, MD-DE
• 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

+1487.9% since first listed

5 events — show timeline

• 2026-04-01 Pending — BRIGHT MLS
• 2026-03-18 Listing Removed — BRIGHT MLS
• 2026-03-05 Listed $201,000 BRIGHT MLS
• 2022-10-31 Sold (Public Records) $59,000 Public Records
• 1974-11-25 Sold (Public Records) $12,658 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,590 · -29.9% YoY. Source: county tax records.