606 Red Oak Dr · Edgewood, MD 21040

$112,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily · 96 Days on market

Built 2000 Good condition $62/sqft · 65% below area ↓ 9% since listing

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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
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely beautiful, fully remodeled home! Inside, you'll find 3 comfortable bedrooms and 2 full bathrooms, a spacious living area, and an eat-in kitchen perfect for everyday living or entertaining. This property has been updated throughout with a brand-new kitchen and renovated bathrooms, along with new flooring, lighting, doors, and fencing. Enjoy cozy evenings by the new wood-burning fireplace. The home has also been professionally leveled with new piers for added stability and peace of mind. There is a new concrete pad and propane tank. This move-in ready home offers modern updates while maintaining a warm, welcoming feel.

Key facts

• New lighting
• New kitchen
• New doors

Tags

• REMODELED HOME
• NEW KITCHEN
• RENOVATED BATHROOMS
• NEW FLOORING
• NEW LIGHTING
• NEW DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $112k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $102k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 5.5% in Edgewood — 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 73/100 on livability (#118 in MD, #4,991 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities D, crime 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.
• Zoned schools: Magnolia Elementary (math 3% / reading 6%, grade F, #807 of 860 statewide, top 94%, 498 students, 88% FRL); Magnolia Middle (math 4% / reading 28%, grade F, #183 of 225 statewide, top 84%, 730 students, 78% FRL); Joppatowne High (math 32% / reading 52%, grade F, #126 of 222 statewide, top 57%, 833 students, 73% FRL) — zoned schools average 80% FRL vs 24% district-wide (55 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 95 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $774 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Recommended offer $101,920 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.64% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.88%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (median comp): $315,604
• List price: $112,000
• Delta: -64.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Magnolia Rd	0.26mi	3/2.0	1,872 (+4%)	7mo	$400,000	$214	76
702 Rainbow Ct	0.32mi	3/2.5	1,728 (-4%)	12mo	$343,000	$198	67
721 Rainbow Ct	0.43mi	3/2.0	1,560 (-13%)	3mo	$299,900	$192	55
710 Magnolia Rd	0.50mi	2/2.0 (-1)	1,620 (-10%)	0mo	$367,000	$227	54
700 Dogwood Dell Ct	0.41mi	4/2.5 (+1)	1,728 (-4%)	19mo	$300,000	$174	52
706 Dogwood Dell Ct	0.43mi	3/2.5	1,968 (+9%)	19mo	$349,000	$177	46
726 Rainbow Ct	0.47mi	4/2.5 (+1)	1,898 (+5%)	20mo	$345,000	$182	46
719 Clover Valley Ct	0.36mi	4/2.5 (+1)	2,058 (+14%)	8mo	$340,000	$165	46
1017 Hanson Rd	0.41mi	4/2.0 (+1)	1,590 (-12%)	21mo	$370,000	$233	39
603-A Dembytown Rd	0.62mi	4/2.0 (+1)	2,004 (+11%)	10mo	$365,000	$182	38
980 Pagonia Dr	0.64mi	4/2.0 (+1)	2,047 (+14%)	20mo	$484,990	$237	26

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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 1.91×
• Total profit: $28,566
• Equity at exit: $16,700

10-year hold

• IRR: 31.1%
• Equity multiple: 4.06×
• Total profit: $95,875
• Equity at exit: $9,684

Cash invested: $31,360 (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 21040

• Home prices YoY: -29.4%
• Rents YoY: 4.9%
• Active inventory: 95
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$587
• Tax est. 1.5%: −$140 /mo · $1,680/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $676

Break-even live

Break-even rent $980

Max offer price $112,000

Occupancy floor 58%

Sensitivity live

Price	-10% $754	-5% $715	+0% $676	+5% $638	+10% $599
Rent	-10% $531	-5% $604	+0% $676	+5% $749	+10% $821
Rate	-1.0pp $733	-0.5pp $705	base $676	+0.5pp $647	+1.0pp $618

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1523 Charlestown Dr Edgewood, MD	3.0	1.5	1240	$1,595	$1.29	45d	1	0.31mi
700 Saint Peters Ct Edgewood, MD	3.0	1.5	1524	$1,200	$0.79	0d	1	0.44mi
807 W Spring Meadow Ct Edgewood, MD	3.0	1.5	1400	$1,850	$1.32	45d	1	0.50mi
805 Windstream Way Unit 805B Edgewood, MD	3.0	1.5	1260	$1,450	$1.15	23d	1	0.57mi
807 Windstream Way Unit 807-C Edgewood, MD	3.0	1.5	1260	$1,800	$1.43	4d	1	0.57mi
820 Wingsail Ct Joppa, MD	3.0	2.5	1675	$2,000	$1.19	45d	1	0.90mi
705 Bayberry Rd Edgewood, MD	3.0	1.5	1657	$2,600	$1.57	19d	1	1.03mi
1857 Simons Ct Edgewood, MD	3.0	1.5	1240	$1,700	$1.37	45d	1	1.15mi
2033 Armstrong St Edgewood, MD	1.0–4.0	1.0–2.0	1000	$1,766	$1.77	0d	8	1.40mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $112,000 Pending 96 DOM
2. 2026-06-09
   days on market $112,000 Active 94 DOM
3. 2026-06-08
   days on market $112,000 Active 93 DOM
4. 2026-06-07
   days on market $112,000 Active 92 DOM
5. 2026-06-04
   days on market $112,000 Active 89 DOM
6. 2026-06-03
   pricedays on market $112,000 Active 88 DOM
7. 2026-06-02
   days on market $113,900 Active 87 DOM
8. 2026-06-01
   days on market $113,900 Active 86 DOM
9. 2026-05-31
   days on market $113,900 Active 85 DOM
10. 2026-05-09
    price $113,900 635-char remark

    Show marketing remark (635 chars)

    Absolutely beautiful, fully remodeled home! Inside, you'll find 3 comfortable bedrooms and 2 full bathrooms, a spacious living area, and an eat-in kitchen perfect for everyday living or entertaining. This property has been updated throughout with a brand-new kitchen and renovated bathrooms, along with new flooring, lighting, doors, and fencing. Enjoy cozy evenings by the new wood-burning fireplace. The home has also been professionally leveled with new piers for added stability and peace of mind. There is a new concrete pad and propane tank. This move-in ready home offers modern updates while maintaining a warm, welcoming feel.

11. 2026-04-04
    price $115,000 635-char remark

    Show marketing remark (635 chars)

    Absolutely beautiful, fully remodeled home! Inside, you'll find 3 comfortable bedrooms and 2 full bathrooms, a spacious living area, and an eat-in kitchen perfect for everyday living or entertaining. This property has been updated throughout with a brand-new kitchen and renovated bathrooms, along with new flooring, lighting, doors, and fencing. Enjoy cozy evenings by the new wood-burning fireplace. The home has also been professionally leveled with new piers for added stability and peace of mind. There is a new concrete pad and propane tank. This move-in ready home offers modern updates while maintaining a warm, welcoming feel.

12. 2026-03-18
    price $120,000 635-char remark

    Show marketing remark (635 chars)

    Absolutely beautiful, fully remodeled home! Inside, you'll find 3 comfortable bedrooms and 2 full bathrooms, a spacious living area, and an eat-in kitchen perfect for everyday living or entertaining. This property has been updated throughout with a brand-new kitchen and renovated bathrooms, along with new flooring, lighting, doors, and fencing. Enjoy cozy evenings by the new wood-burning fireplace. The home has also been professionally leveled with new piers for added stability and peace of mind. There is a new concrete pad and propane tank. This move-in ready home offers modern updates while maintaining a warm, welcoming feel.

13. 2026-03-07
    listed $125,000 Active 635-char remark

    Show marketing remark (635 chars)

    Absolutely beautiful, fully remodeled home! Inside, you'll find 3 comfortable bedrooms and 2 full bathrooms, a spacious living area, and an eat-in kitchen perfect for everyday living or entertaining. This property has been updated throughout with a brand-new kitchen and renovated bathrooms, along with new flooring, lighting, doors, and fencing. Enjoy cozy evenings by the new wood-burning fireplace. The home has also been professionally leveled with new piers for added stability and peace of mind. There is a new concrete pad and propane tank. This move-in ready home offers modern updates while maintaining a warm, welcoming feel.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,030
• − Mortgage interest: −$6,274
• − Property taxes: −$1,680
• − Insurance: −$560
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$3,258
• Taxable income: $6,733
• Est. tax owed @ 24.0%: −$1,616
• After-tax cash flow: $6,499/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready home has been fully remodeled with new kitchen, bathrooms, flooring, and landscaping, making it a great investment opportunity.

Value-add opportunities

• Both landscaping and curb appeal — enhances curb appeal and adds value
• Both new flooring — improves aesthetics and functionality
• Both new kitchen appliances — modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping and curb appeal — enhances curb appeal and adds value ↑
• Both new flooring — improves aesthetics and functionality ↑
• Both new kitchen appliances — modernizes the space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Edgewood

• Score: 73/100
• State rank: #118
• US rank: #4991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgewood, MD
• County: Harford County · 198,512 people
• City population: 24,960
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 24,960
• Household income: $81,704
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 859.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 45% White 36% Two or more races 11% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 4% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 5% Russian/Polish/Slavic 2% German/W. Germanic 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: ▼ -106.14%
• Current HPI: 254.2305
• Rent YoY: ▲ 4.92%
• Metro: Baltimore-Columbia-Towson, MD
• 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

-8.9% since first listed

4 events — show timeline

• 2026-05-09 Price Changed $113,900 BRIGHT MLS
• 2026-04-04 Price Changed $115,000 BRIGHT MLS
• 2026-03-18 Price Changed $120,000 BRIGHT MLS
• 2026-03-07 Listed $125,000 BRIGHT MLS