2714 Ahoy Ct · Edgewood, MD 21040

$262,500

3 bd · 1.5 ba · 1,366 sqft · Townhouse public records · 9 Days on market

Built 1992 3,049 sqft lot Est $253k · at est. $89/mo HOA · 4% of rent

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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 +13.3/30.0
• ARV discount +5.8/15.0
• DSCR +4.0/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on market due to no default of seller- Buyers' financing fell through. .. Welcome to this beautifully updated end-of-group townhome offering extra space, natural light, and a setting that feels open and inviting! This home has fresh paint throughout, new luxury vinyl plank flooring on the main level, and brand-new carpet on both the upper and lower levels. The kitchen features black appliances, a breakfast area, convenient pass-through to living room, a pantry, and an atrium door leading to the deck—perfect for everyday living and entertaining. The lving room is spacious and offers an extra window package upgrade from being an end of group providing lots of extra light. Upstairs

Key facts

• $89 HOA
• 2 parking spots
• Built 1992

Property features AI

Finance

• HOA & community: HOA fee of $89 per month; Property manager present

Exterior

• Parking: Assigned parking; Two total garage/parking spaces; Two parking lot spaces; On-street parking available
• Utilities: Public water; Public sewer; Electric service
• Home design: End-of-row townhouse; Fee simple ownership; Property in excellent/very good/good condition
• Construction: Aluminum and vinyl siding; Other foundation type
• Exterior features: Deck(s); Patio(s); Fully fenced rear yard; Level lot

Interior

• Kitchen: Dishwasher; Refrigerator; Stove; Exhaust fan; Kitchen eat-in/table space
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Luxury vinyl plank; Wood floors
• Bathrooms: Two full bathrooms (one on the upper level, one on the lower level)
• Heating & cooling: Heat pump(s) and forced air heating; Electric heating fuel; Central air conditioning; Electric hot water
• Interior features: Soaking tub; Tub with shower; Breakfast area; Combination kitchen/dining; Family room off kitchen; Traditional floor plan; Eat-in kitchen with table space; Pantry; Wood floors; Sliding glass door(s); Mantel-style wood fireplace; Daylight, fully finished basement with interior access and rear walkout
• Laundry & utility: Washer and dryer in unit; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $262k.

Deal economics

• At list price, monthly cash flow is $2 ($29/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 $221k (15.8% below list).
• Recommended offer: $221k (15.8% below list) — sets the bar for 1% rule.

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: schools D, 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.
• Market conditions: Rents rising fast (+4.9%/yr); 94 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 32% of the median local income ($82k/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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 29y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $90k; list at $262k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $220,907 (15.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.84% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $252,710
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
925 Pirates Ct	0.15mi	3/3.0	1,461 (+7%)	3mo	$270,000	$185	72
2811 Beckon Dr	0.16mi	4/1.5 (+1)	1,440 (+5%)	13mo	$285,000	$198	67
2715 Beckon Dr	0.02mi	3/3.0	1,435 (+5%)	21mo	$288,900	$201	67
2730 Ahoy Ct	0.05mi	2/2.0 (-1)	1,540 (+13%)	9mo	$245,000	$159	62
1018 Westshore Dr	0.06mi	3/2.5	1,540 (+13%)	12mo	$280,000	$182	62
2713 Beckon Dr	0.02mi	2/2.0 (-1)	1,568 (+15%)	12mo	$250,000	$159	58
2708 Beckon Dr	0.05mi	4/3.0 (+1)	1,500 (+10%)	20mo	$280,000	$187	54
1012 Pirates Ct	0.07mi	2/2.0 (-1)	1,534 (+12%)	23mo	$247,000	$161	50

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: -14.2%
• Equity multiple: 0.48×
• Total profit: $-38,045
• Equity at exit: $39,140

10-year hold

• IRR: -2.7%
• Equity multiple: 0.80×
• Total profit: $-14,414
• Equity at exit: $22,696

Cash invested: $73,500 (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: 94
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,209 high
• Mortgage (P&I): −$1,377
• Tax from tax record: −$168 /mo · $2,014/yr
• Insurance: −$109
• HOA: −$89
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $2

Break-even live

Break-even rent $2,206

Max offer price $262,500

Occupancy floor 95%

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: $65,625
• Closing costs: $7,875
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1046 Agate Dr Unit 1 Edgewood, MD	4.0	2.5	1440	$2,150	$1.49	17d	1	0.13mi
2828 Beckon Dr Edgewood, MD	3.0	2.5	1764	$2,300	$1.30	43d	1	0.25mi
2842 Beckon Dr Unit 1 Edgewood, MD	4.0	1.5	1296	$2,100	$1.62	43d	1	0.28mi
619 Hartwood Ln Edgewood, MD	4.0	1.5	1716	$2,300	$1.34	43d	1	0.78mi
3184 Ebbtide Dr Edgewood, MD	3.0	3.0	1224	$2,600	$2.12	20d	1	0.78mi
3184 Ebbtide Dr Edgewood, MD	3.0	3.0	1224	$2,600	$2.12	43d	1	0.78mi
2816 Profitt Path Edgewood, MD	4.0	3.0	1660	$2,900	$1.75	43d	1	0.98mi
2120 Cedar Dr Apt F Edgewood, MD	3.0	1.5	1000	$1,295	$1.29	43d	1	1.18mi
313 Winterberry Dr Edgewood, MD	3.0	2.5	1798	$2,095	$1.17	19d	1	1.21mi
705 Bayberry Rd Edgewood, MD	3.0	1.5	1657	$2,600	$1.57	17d	1	1.31mi
1857 Simons Ct Edgewood, MD	3.0	1.5	1240	$1,700	$1.37	43d	1	1.33mi
1772 Judy Way Edgewood, MD	3.0	1.5	1040	$2,195	$2.11	43d	1	1.49mi

HOA detail

• Monthly dues: $89 · $1,068/yr

Listing history 18 events

1. 2026-06-08
   status $262,500 Pending 9 DOM
2. 2026-06-07
   days on market $262,500 Active 9 DOM
3. 2026-06-04
   days on market $262,500 Active 6 DOM
4. 2026-06-03
   days on market $262,500 Active 5 DOM
5. 2026-06-02
   remarks 693-char remark
6. 2026-06-02
   status $262,500 Active 4 DOM
7. 2026-04-19
   status Pending
8. 2026-04-14
   listed $262,500 Active
9. 2026-04-01
   historical $262,500
10. 2001-06-08
    soldstatus $89,900
11. 2001-05-09
    soldstatus $67,500
12. 2001-01-31
    historical
13. 2001-01-02
    listed $76,500
14. 2000-12-31
    historical
15. 2000-06-10
    listed
16. 1998-01-07
    historical
17. 1997-07-10
    listed
18. 1992-04-16
    soldstatus $87,080

ⓘ 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: $2,014 · $168/mo
• Projected year-2 tax: $2,438 · $203/mo
• Expected delta: +$424/yr (+$35/mo · 21.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 16 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,509
• − Mortgage interest: −$14,704
• − Property taxes: −$2,014
• − Insurance: −$1,312
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − HOA: −$1,068
• − Depreciation: −$7,636
• Taxable loss: −$4,467
• Est. tax savings @ 24.0%: +$1,072
• After-tax cash flow: $1,101/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 — 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

+201.4% since first listed

12 events — show timeline

• 2026-04-19 Pending — BRIGHT MLS
• 2026-04-14 Listed $262,500 BRIGHT MLS
• 2026-04-01 Coming Soon $262,500 BRIGHT MLS
• 2001-06-08 Sold (Public Records) $89,900 Public Records
• 2001-05-09 Sold (MLS) $67,500 MRIS
• 2001-01-31 Delisted — MRIS
• 2001-01-02 Listed $76,500 MRIS
• 2000-12-31 Delisted — MRIS
• 2000-06-10 Listed — MRIS
• 1998-01-07 Delisted — MRIS
• 1997-07-10 Listed — MRIS
• 1992-04-16 Sold (Public Records) $87,080 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,014 · +10.0% YoY. Source: county tax records.