1585 Jarrettsville Rd · Jarrettsville, MD 21084

$225,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 28 Days on market

Built 1952 2.85 ac lot $213/sqft · 42% below area Est $390k · 42% under ↓ 25% 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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.3/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

$300,000.00 LIST PRICE SUGGESTED OPENING BID AT AUCTION. * * * * NO PRE BID * * * * AUCTION Friday June 5th @ 11:00 AM ON PREMISES. Broker/agent registration form is available upon request and must be in the hands of Jay Edwards Auctioneers 48 hours prior to the auction. 2.85 +/- acres in total consisting of 2 +/- acres & home w/ an additional . 85 +/- acre adjoining cleared level lot. Enter the enclosed front porch & sunroom. From front door, entry foyer & dining area. Kitchen w/ refrigerator, gas stove, & laundry area w/ exit to small, covered mud room. Full bathroom w/ sink, toilet, & shower. Large living room area w/ propane gas space heater. Upper le

Key facts

• Laundry area
• Kitchen
• Entry foyer

Tags

• ENCLOSED FRONT PORCH
• SUNROOM
• ENTRY FOYER
• DINING AREA
• KITCHEN
• LAUNDRY AREA

Property features AI

Exterior

• Parking: Attached oversized garage with 2 spaces
• Utilities: Private water source; Septic system
• Home design: Detached structure
• Construction: Full basement; Other foundation
• Exterior features: Detached property; No tidal water

Interior

• Kitchen: Kitchen
• Bedrooms: Two bedrooms on the upper level; Bedroom 1; Bedroom 2; Bedroom 3
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating; Electric hot water
• Interior features: Full basement; Sun/Florida room; Mud room; Living room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/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 $210k (6.7% below list).
• Recommended offer: $210k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 2.0% in Jarrettsville — 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 71/100 on livability (#151 in MD) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Harford County Public Schools (suburban): math 22% / reading 39% proficiency, ranked #9 of 24 in MD (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 active listings in the ZIP; 803 units permitted in Harford County in 2024 (26 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,003 (6.7% below list)

Questions for the listing agent

1. Built in 1952 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (median comp): $389,547
• List price: $225,000
• Delta: -42.24%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-22,458
• Equity at exit: $33,548

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,637
• Equity at exit: $19,454

Cash invested: $63,000 (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 21084

• Home prices YoY: -31.0%
• Active inventory: 30
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$165 /mo · $1,979/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $220

Break-even live

Break-even rent $1,821

Max offer price $225,000

Occupancy floor 84%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-10
   status $225,000 Pending 28 DOM
2. 2026-06-09
   days on market $225,000 Active 28 DOM
3. 2026-06-08
   days on market $225,000 Active 27 DOM
4. 2026-06-07
   days on market $225,000 Active 26 DOM
5. 2026-06-04
   days on market $225,000 Active 23 DOM
6. 2026-06-03
   days on market $225,000 Active 22 DOM
7. 2026-06-02
   days on market $225,000 Active 21 DOM
8. 2026-06-01
   days on market $225,000 Active 20 DOM
9. 2026-05-31
   days on market $225,000 Active 19 DOM
10. 2026-05-13
    price $225,000 918-char remark
11. 2026-05-12
    listed $300,000 Active 918-char remark

ⓘ 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: $1,979 · $165/mo
• Projected year-2 tax: $2,216 · $185/mo
• Expected delta: +$237/yr (+$20/mo · 12.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,200
• − Mortgage interest: −$12,603
• − Property taxes: −$1,979
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$6,545
• Taxable loss: −$1,084
• Est. tax savings @ 24.0%: +$260
• After-tax cash flow: $2,906/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: Harford County Public Schools
• NCES district ID: 2400390
• Math proficiency: 22% ▼ -23.00%
• Reading proficiency: 39% ▼ -12.00%
• Median HH income: $79,569
• Composite: 29.38/100
• National rank: #6527
• State rank: #9 of 24 in MD

Livability — Jarrettsville

• Score: 71/100
• State rank: #151
• US rank: #6742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jarrettsville, MD
• City population: 7,488
• Population (ZIP): 7,488

Population outlook (Harford County) Hauer SSP2

• Today (2025): 262,292 people
• By 2030: 266,437 · +1.6%
• By 2040: 269,954 · +2.9%
• By 2050: 265,659 · +1.3%
• By 2075: 252,886 · -3.6%
• By 2100: 224,014 · -14.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Asian 3% Two or more races 3%
• Common ancestry: Romanian 13% Slovak 3% Lithuanian 2%
• Foreign-born: 3% · Vietnam, Canada, China
• Languages at home: 96% English-only · Chinese 3% Spanish 1%

Political lean MEDSL · Harford

• 2024 margin: R (+13.8) · D 41.9% · R 55.7% · Other 2.4%
• 2008→2024 swing: +5.0pp toward D · 2008: -18.8pp · 2024: -13.8pp
• All cycles: 2024: R+13.8 2020: R+12.0 2016: R+24.5 2012: R+19.5 2008: R+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.77%
• Current HPI: 257.792
• 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

-25.0% since first listed

3 events — show timeline

• 2026-06-09 Pending — BRIGHT MLS
• 2026-05-13 Price Changed $225,000 BRIGHT MLS
• 2026-05-12 Listed $300,000 BRIGHT MLS

Property tax history

-1.2%/yr

Latest (2019): $1,979 · -0.7% YoY. Source: county tax records.