2054 Perryman Rd · Perryman, MD 21001

$225,000

3 bd · 1.5 ba · 1,676 sqft · SingleFamily public records · 32 Days on market

Built 1989 0.70 ac lot

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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).

• Cash flow +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * * * * PLEASE DO NO NOT ENTER ANY PART OF THE PROPERTY WITHOUT AN APPOINTMENT * * * * * $225,000.00 LIST PRICE SUGGESTED OPENING BID AT AUCTION. * * * * NO PRE BID * * * * AUCTION FRI, April 24th, 2026 @ 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. This property consists of (4) parcels to be sold in the entirety. 1.6 + or - and 100' of + or - water frontage. 2054 Perryman Road (SDAT #: 02-081504) Perryman Road (SDAT#: 02-081512) Lake Drive (SDAT #: 02-081520) Perryman Road Aberdeen, MD 21001 Enter from front entrance to foyer. Living room w/

Key facts

• Dual sink
• Utility room
• French doors

Tags

• WOOD BURNING STOVE
• FRENCH DOORS
• DUAL SINK
• GE STAINLESS STEEL APPLIANCES
• SKYLIGHTS
• UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $221 ($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 $222k (1.3% below list).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.7% in Perryman — 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 63/100 on livability (#293 in MD) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living A-; Watch: employment C-, commute D+, schools 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: Rents flat; 186 active listings in the ZIP; solid renter incomes; 803 units permitted in Harford County in 2024 (26 in 5+ unit buildings).
• This rent runs 32% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 32 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.21%
• DSCR: 1.19
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $103,912
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Garner Dr	0.60mi	3/2.0	1,600 (-4%)	2mo	$60,500	$38	61
227 Poclain Rd	0.70mi	4/2.0 (+1)	1,600 (-4%)	0mo	$95,000	$59	52
207 Poclain	0.69mi	3/2.0	1,716 (+2%)	19mo	$109,500	$64	46
216 Poclain Rd	0.68mi	3/2.0	1,848 (+10%)	13mo	$115,000	$62	38
2 Forest Green Rd	0.49mi	4/2.5 (+1)	1,831 (+9%)	23mo	$459,000	$251	34

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 · 0.28% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.55×
• Total profit: $-28,265
• Equity at exit: $33,548

10-year hold

• IRR: -8.5%
• Equity multiple: 0.53×
• Total profit: $-29,379
• 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 21001

• Home prices YoY: -30.5%
• Rents YoY: 0.3%
• Active inventory: 186
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,221 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$259 /mo · $3,112/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $221

Break-even live

Break-even rent $1,941

Max offer price $225,000

Occupancy floor 85%

Sensitivity live

Price	-10% $349	-5% $285	+0% $221	+5% $158	+10% $94
Rent	-10% $46	-5% $134	+0% $221	+5% $309	+10% $397
Rate	-1.0pp $335	-0.5pp $278	base $221	+0.5pp $163	+1.0pp $104

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 2 events

1. 2026-04-28
   status Pending
2. 2026-03-27
   listed $225,000 Active

ⓘ 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: $3,112 · $259/mo
• Projected year-2 tax: $3,112 · $259/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,647
• − Mortgage interest: −$12,603
• − Property taxes: −$3,112
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − Depreciation: −$6,545
• Taxable loss: −$1,003
• Est. tax savings @ 24.0%: +$241
• After-tax cash flow: $2,896/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 — Perryman

• Score: 63/100
• State rank: #293
• US rank: #15253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perryman, MD
• County: Harford County · 198,512 people
• City population: 75
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 27,168
• Household income: $83,238
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 736.0

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 0.62)
• Race & ethnicity: White 54% Black 28% Hispanic / Latino 9% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 3% Slovak 1% Scotch-Irish 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 1% 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: ▼ -108.65%
• Current HPI: 247.668
• Rent YoY: ▲ 0.28%
• 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

2 events — show timeline

• 2026-04-28 Pending — BRIGHT MLS
• 2026-03-27 Listed $225,000 BRIGHT MLS

Property tax history

+2.5%/yr

Latest (2025): $3,112 · +6.8% YoY. Source: county tax records.