310 Main St · Marydel, MD 21649

$529,900

8 bd · 0.0 ba · 3,600 sqft · MultiFamily public records · 65 Days on market

Built 1900 0.34 ac lot

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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 +20.4/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Excellent investment opportunity. Also perfect for a homeowner, live in one unit and let the other units pay your mortgage. 4-unit residential apartments fully rented with long-term tenants. Additional office space available. 5 units total. Current income from 4 units is $5,100/month, potentially $6,100/month including the office. Plenty of parking for tenants, guests, and customers. Updated kitchens and bathrooms. New water heaters. Brand new well system with 20-year warranty. Updated electric panels. 6 separate electric meters. 24 hour notice required for all showings.

Key facts

• 0.34 acre lot
• 14 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/?-bath units multifamily listed at $530k.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive. Per door: $173/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $516k (2.6% below list).
• Recommended offer: $498k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#442 in MD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Caroline County Public Schools (rural): math 13% / reading 29% proficiency, ranked #17 of 24 in MD (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 8 active listings in the ZIP; 59 units permitted in Caroline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($4k loan paydown + $20k appreciation (3.8% local appreciation)).
• Caroline County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $148k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($498k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $100k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; list at $530k implies a 231% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $498,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.87×
• Total profit: $129,496
• Equity at exit: $261,414

10-year hold

• IRR: 15.9%
• Equity multiple: 3.52×
• Total profit: $373,234
• Equity at exit: $421,877

Cash invested: $148,372 (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 21649

• Home prices YoY: 1.2%
• Active inventory: 8
• Price-to-rent: 34.2×

Monthly cashflow live

• Estimated rent: $5,161 medium
• Mortgage (P&I): −$2,779
• Tax from tax record: −$387 /mo · $4,642/yr
• Insurance: −$221
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,084
• Net cashflow: $691

Break-even live

Break-even rent $4,287

Max offer price $529,900

Occupancy floor 82%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	—	$5,160
Total (4 units)			$5,161

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: $132,475
• Closing costs: $15,897
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $529,900 Active 65 DOM
2. 2026-06-17
   days on market $529,900 Active 64 DOM
3. 2026-06-16
   days on market $529,900 Active 63 DOM
4. 2026-06-15
   days on market $529,900 Active 62 DOM
5. 2026-06-13
   days on market $529,900 Active 60 DOM
6. 2026-06-12
   days on market $529,900 Active 59 DOM
7. 2026-06-09
   days on market $529,900 Active 56 DOM
8. 2026-06-08
   days on market $529,900 Active 55 DOM
9. 2026-06-07
   days on market $529,900 Active 54 DOM
10. 2026-06-07
    days on market $529,900 Active 53 DOM
11. 2026-06-04
    days on market $529,900 Active 50 DOM
12. 2026-06-02
    days on market $529,900 Active 49 DOM
13. 2026-06-01
    pricedays on market $529,900 Active 48 DOM
14. 2026-05-31
    days on market $629,900 Active 47 DOM
15. 2026-05-31
    days on market $629,900 Active 46 DOM
16. 2026-04-15
    listed $629,900 Active 577-char remark

    Show marketing remark (577 chars)

    Excellent investment opportunity. Also perfect for a homeowner, live in one unit and let the other units pay your mortgage. 4-unit residential apartments fully rented with long-term tenants. Additional office space available. 5 units total. Current income from 4 units is $5,100/month, potentially $6,100/month including the office. Plenty of parking for tenants, guests, and customers. Updated kitchens and bathrooms. New water heaters. Brand new well system with 20-year warranty. Updated electric panels. 6 separate electric meters. 24 hour notice required for all showings.

17. 2026-03-28
    historical
18. 2025-08-26
    listed $620,000 Active
19. 2025-08-06
    historical
20. 2025-05-27
    price $630,000
21. 2025-04-25
    listed $650,000 Active
22. 2005-09-22
    soldstatus $160,000
23. 2003-11-26
    soldstatus $150,000
24. 2001-02-09
    soldstatus $85,000
25. 1997-01-21
    soldstatus $62,000

ⓘ 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: $4,642 · $387/mo
• Projected year-2 tax: $5,209 · $434/mo
• Expected delta: +$567/yr (+$47/mo · 12.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $61,932
• − Mortgage interest: −$29,683
• − Property taxes: −$4,642
• − Insurance: −$2,650
• − Repairs & maintenance: −$4,955
• − Management: −$4,955
• − Depreciation: −$15,415
• Taxable loss: −$366
• Est. tax savings @ 24.0%: +$88
• After-tax cash flow: $8,377/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: Caroline County Public Schools
• NCES district ID: 2400180
• Math proficiency: 13% ▼ -22.00%
• Reading proficiency: 29% ▼ -14.00%
• Median HH income: $55,076
• Composite: 19.16/100
• National rank: #8823
• State rank: #17 of 24 in MD

Livability — Marydel

• Score: 52/100
• State rank: #442
• US rank: #25110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marydel, MD
• Population (ZIP): 1,938

Population outlook (Caroline County) Hauer SSP2

• Today (2025): 31,205 people
• By 2030: 30,204 · -3.2%
• By 2040: 27,866 · -10.7%
• By 2050: 25,342 · -18.8%
• By 2075: 20,554 · -34.1%
• By 2100: 17,415 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 47% Hispanic / Latino 42% Two or more races 16% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 1%
• Foreign-born: 32% · Canada
• Languages at home: 60% English-only · Spanish 37% Other Indo-European 3%

Political lean MEDSL · Caroline

• 2024 margin: Solid R (+38.0) · D 29.9% · R 67.9% · Other 2.2%
• 2008→2024 swing: -15.0pp toward R · 2008: -23.0pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+32.9 2016: R+39.5 2012: R+24.4 2008: R+23.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.76%
• Current HPI: 310.7166
• 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

+916.0% since first listed

10 events — show timeline

• 2026-04-15 Listed $629,900 BRIGHT MLS
• 2026-03-28 Listing Removed — BRIGHT MLS
• 2025-08-26 Listed $620,000 BRIGHT MLS
• 2025-08-06 Listing Removed — BRIGHT MLS
• 2025-05-27 Price Changed $630,000 BRIGHT MLS
• 2025-04-25 Listed $650,000 BRIGHT MLS
• 2005-09-22 Sold (Public Records) $160,000 Public Records
• 2003-11-26 Sold (Public Records) $150,000 Public Records
• 2001-02-09 Sold (Public Records) $85,000 Public Records
• 1997-01-21 Sold (Public Records) $62,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $4,642 · +1.6% YoY. Source: county tax records.