501 Ferry St · Sharptown, MD 21861

$180,000

3 bd · 2.0 ba · 1,635 sqft · SingleFamily public records · 140 Days on market

Built 1900 4,865 sqft lot $110/sqft · 32% below area Est $264k · 32% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Appreciation +9.2/10.0
• DSCR +3.5/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Located in the heart of Sharptown, this 3 bedroom, 2 bath home is ready for your personal touch. Enjoy all that Sharptown has to offer. A walk to the post office or the fishing pier at the end of the street are all within walking distance. This home is great for the fixer upper in you or an investment opportunity. Schedule your showing today!

Key facts

• 4,865 sq ft lot
• Built 1900
• Listed 140 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-46 ($-554/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (23.2% below list).
• Recommended offer: $138k (23.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#336 in MD) — a middle-class / working-renter tenant base. Strengths: 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: Northwestern Elementary (math 17% / reading 27%, grade F, #297 of 860 statewide, top 38%, 341 students, 54% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 9 active listings in the ZIP; 278 units permitted in Wicomico County in 2024 (44 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (8.4% local appreciation)).
• Wicomico County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $40k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $124k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $138,170 (23.2% 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 140 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — 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 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?
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. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 10.9

CMA / ARV

• ARV (median comp): $264,098
• List price: $180,000
• Delta: -31.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 Main St	0.12mi	3/3.0	1,668 (+2%)	3mo	$315,000	$189	85
507 Main St	0.07mi	4/2.0 (+1)	1,544 (-6%)	0mo	$190,000	$123	82
704 4th St	0.27mi	3/1.5	1,740 (+6%)	2mo	$195,000	$112	73
605 State St	0.27mi	3/2.0	1,773 (+8%)	6mo	$180,000	$102	68
404 Nanticoke St	0.25mi	3/1.0	1,470 (-10%)	2mo	$222,000	$151	66
601 Taylor St	0.15mi	3/2.0	1,456 (-11%)	17mo	$268,000	$184	60
313 Ferry St	0.09mi	3/2.0	1,823 (+12%)	22mo	$295,000	$162	58
506 State St	0.19mi	4/2.5 (+1)	1,451 (-11%)	19mo	$400,000	$276	50
604 State St	0.24mi	3/1.0	1,456 (-11%)	22mo	$117,000	$80	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.50×
• Total profit: $75,626
• Equity at exit: $141,498

10-year hold

• IRR: 18.5%
• Equity multiple: 5.40×
• Total profit: $221,798
• Equity at exit: $285,526

Cash invested: $50,400 (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 21861

• Home prices YoY: 2.9%
• Active inventory: 9
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$119 /mo · $1,425/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-46

Break-even live

Break-even rent $1,440

Max offer price $171,841

Occupancy floor 98%

Sensitivity live

Price	-10% $56	-5% $5	+0% $-46	+5% $-97	+10% $-148
Rent	-10% $-155	-5% $-101	+0% $-46	+5% $8	+10% $63
Rate	-1.0pp $44	-0.5pp $0	base $-46	+0.5pp $-93	+1.0pp $-140

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   statusdays on market $180,000 Pending 140 DOM
2. 2026-06-18
   days on market $180,000 Active 139 DOM
3. 2026-06-17
   days on market $180,000 Active 138 DOM
4. 2026-06-16
   days on market $180,000 Active 137 DOM
5. 2026-06-15
   days on market $180,000 Active 136 DOM
6. 2026-06-14
   days on market $180,000 Active 134 DOM
7. 2026-06-13
   pricedays on market $180,000 Active 133 DOM
8. 2026-06-10
   days on market $195,000 Active 131 DOM
9. 2026-06-09
   days on market $195,000 Active 130 DOM
10. 2026-06-08
    days on market $195,000 Active 129 DOM
11. 2026-06-07
    days on market $195,000 Active 128 DOM
12. 2026-06-03
    days on market $195,000 Active 124 DOM
13. 2026-06-02
    days on market $195,000 Active 123 DOM
14. 2026-06-01
    days on market $195,000 Active 122 DOM
15. 2026-05-31
    days on market $195,000 Active 121 DOM
16. 2026-05-30
    days on market $195,000 Active 120 DOM
17. 2026-05-05
    price $195,000 344-char remark

    Show marketing remark (344 chars)

    Located in the heart of Sharptown, this 3 bedroom, 2 bath home is ready for your personal touch. Enjoy all that Sharptown has to offer. A walk to the post office or the fishing pier at the end of the street are all within walking distance. This home is great for the fixer upper in you or an investment opportunity. Schedule your showing today!

18. 2026-03-04
    price $199,900 344-char remark

    Show marketing remark (344 chars)

    Located in the heart of Sharptown, this 3 bedroom, 2 bath home is ready for your personal touch. Enjoy all that Sharptown has to offer. A walk to the post office or the fishing pier at the end of the street are all within walking distance. This home is great for the fixer upper in you or an investment opportunity. Schedule your showing today!

19. 2026-02-20
    price $205,000 344-char remark

    Show marketing remark (344 chars)

    Located in the heart of Sharptown, this 3 bedroom, 2 bath home is ready for your personal touch. Enjoy all that Sharptown has to offer. A walk to the post office or the fishing pier at the end of the street are all within walking distance. This home is great for the fixer upper in you or an investment opportunity. Schedule your showing today!

20. 2026-01-30
    listed $220,000 Active 344-char remark

    Show marketing remark (344 chars)

    Located in the heart of Sharptown, this 3 bedroom, 2 bath home is ready for your personal touch. Enjoy all that Sharptown has to offer. A walk to the post office or the fishing pier at the end of the street are all within walking distance. This home is great for the fixer upper in you or an investment opportunity. Schedule your showing today!

21. 2016-08-05
    soldstatus $124,000
22. 2016-07-29
    soldstatus $124,000 214-char remark

    Show marketing remark (214 chars)

    Nice 3 bedroom, 2 bath home right in Sharptown! Just updated with fresh Paint, new Carpet and appliances!!Kitchen is open both to dining room and living room. Upstairs features 3 spacious bedrooms and a full bath.

23. 2015-08-06
    listed $124,900 214-char remark

    Show marketing remark (214 chars)

    Nice 3 bedroom, 2 bath home right in Sharptown! Just updated with fresh Paint, new Carpet and appliances!!Kitchen is open both to dining room and living room. Upstairs features 3 spacious bedrooms and a full bath.

24. 2003-03-11
    soldstatus $103,000
25. 2002-04-30
    soldstatus $20,000
26. 2000-04-04
    soldstatus $19,500

ⓘ 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: $1,425 · $119/mo
• Projected year-2 tax: $1,694 · $141/mo
• Expected delta: +$268/yr (+$22/mo · 18.8%)

ⓘ 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 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,580
• − Mortgage interest: −$10,083
• − Property taxes: −$1,425
• − Insurance: −$900
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$5,236
• Taxable loss: −$3,717
• Est. tax savings @ 24.0%: +$892
• After-tax cash flow: $338/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 — Sharptown

• Score: 61/100
• State rank: #336
• US rank: #17897

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharptown, MD
• Population (ZIP): 806

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: Predominantly White (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 3% Hispanic / Latino 1% Asian 1%
• Common ancestry: Romanian 4% Italian 1% Slovak 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Chinese 1% Spanish 1%

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: ▲ 8.39%
• Current HPI: 297.9002
• 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

+900.0% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $195,000 BRIGHT MLS
• 2026-03-04 Price Changed $199,900 BRIGHT MLS
• 2026-02-20 Price Changed $205,000 BRIGHT MLS
• 2026-01-30 Listed $220,000 BRIGHT MLS
• 2016-08-05 Sold (Public Records) $124,000 Public Records
• 2016-07-29 Sold (MLS) $124,000 BRIGHT MLS
• 2015-08-06 Listed $124,900 BRIGHT MLS
• 2003-03-11 Sold (Public Records) $103,000 Public Records
• 2002-04-30 Sold (Public Records) $20,000 Public Records
• 2000-04-04 Sold (Public Records) $19,500 Public Records

Property tax history

-1.6%/yr

Latest (2025): $1,425 · +7.3% YoY. Source: county tax records.