2408-A Willoughby Beach Rd · Edgewood, MD 21040

$299,000

4 bd · 2.0 ba · 1,888 sqft · SingleFamily public records · 12 Days on market

Built 1990 0.33 ac lot Est $364k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• DSCR +3.8/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for an EXTREMELY affordable single family home with TONS of off-street parking, close to APG!? Look no further! This home is move-in ready with enough bells and whistles to check all of the boxes, but could be upgraded over time as you see fit. Fireplace? Check. 4 bedrooms? Check. Beautiful kitchen? Check. Large deck? Check. Great yard? Check. Come see this large split-foyer today in Edgemead Subdivision with limited inventory! Call this house your home.

Key facts

• Newer roof
• Retractable awning
• Parking for 5 cars

Tags

• RETRACTABLE AWNING
• PARKING FOR 5 CARS
• 8X10 SHED
• NEWER ROOF

Property features AI

Exterior

• Parking: Attached garage with one space and additional storage area; Driveway
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Manufactured home; Above-grade finished living space (1,600); Fee simple ownership
• Construction: Built with concrete, stick-built elements, tile and vinyl siding; Above-grade and below-grade structures noted
• Exterior features: Property located within city limits

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Electric oven/range; Refrigerator; Icemaker; Electric water heater
• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling
• Interior features: No basement; Multiple access exits (2+)
• Laundry & utility: Washer; Dryer (electric)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-35 ($-417/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (21.3% below list).
• Recommended offer: $235k (21.3% 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: 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: Deerfield Elementary (math 7% / reading 17%, grade F, #550 of 860 statewide, top 66%, 728 students, 78% FRL); Edgewood Middle (math 7% / reading 31%, grade F, #155 of 225 statewide, top 70%, 999 students, 72% FRL); Edgewood High (math 43% / reading 54%, grade D, #111 of 222 statewide, top 50%, 1,415 students, 62% FRL) — zoned schools average 71% FRL vs 24% district-wide (46 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 35% 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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 14y 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 $215k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $235,415 (21.3% 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. 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: 0.79% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $364,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2425 Sycamore Ln	0.20mi	5/2.0 (+1)	1,843 (-2%)	3mo	$279,000	$151	79
503 Catalpa Ln	0.18mi	4/2.5	2,006 (+6%)	2mo	$330,000	$165	78
2405 Papaya Rd	0.20mi	3/2.5 (-1)	1,826 (-3%)	13mo	$310,900	$170	67
2314 Rosewood Dr	0.37mi	3/2.5 (-1)	1,970 (+4%)	2mo	$315,000	$160	67
2407 Sycamore Ln	0.10mi	4/2.0	1,683 (-11%)	13mo	$325,000	$193	67
605 Banyan Ct	0.39mi	4/2.0	1,720 (-9%)	8mo	$332,300	$193	60
2313 Hanson Rd	0.43mi	4/2.5	2,050 (+9%)	7mo	$315,000	$154	58
2810 Todkill Trce	0.67mi	4/3.5	1,960 (+4%)	10mo	$464,999	$237	48
1925 Southridge Dr	0.68mi	5/3.0 (+1)	1,932 (+2%)	10mo	$375,000	$194	47
128 King James Cir	0.70mi	4/3.5	1,644 (-13%)	0mo	$345,000	$210	40
207 Heritage Throne Way	0.53mi	3/2.5 (-1)	1,680 (-11%)	13mo	$360,000	$214	39
302 Lord Willoughby Way	0.56mi	3/2.5 (-1)	1,694 (-10%)	15mo	$325,000	$192	38

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: -15.2%
• Equity multiple: 0.45×
• Total profit: $-46,098
• Equity at exit: $44,582

10-year hold

• IRR: -3.9%
• Equity multiple: 0.72×
• Total profit: $-23,494
• Equity at exit: $25,852

Cash invested: $83,720 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,354 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$202 /mo · $2,423/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-35

Break-even live

Break-even rent $2,398

Max offer price $292,865

Occupancy floor 96%

Sensitivity live

Price	-10% $135	-5% $50	+0% $-35	+5% $-119	+10% $-204
Rent	-10% $-221	-5% $-128	+0% $-35	+5% $58	+10% $151
Rate	-1.0pp $116	-0.5pp $41	base $-35	+0.5pp $-112	+1.0pp $-191

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
619 Hartwood Ln Edgewood, MD	4.0	1.5	1716	$2,300	$1.34	45d	1	0.36mi
2033 Armstrong St Edgewood, MD	1.0–4.0	1.0–2.0	1000	$1,974	$1.97	0d	8	0.64mi
2816 Profitt Path Edgewood, MD	4.0	3.0	1660	$2,900	$1.75	45d	1	0.73mi
705 Bayberry Rd Edgewood, MD	3.0	1.5	1657	$2,600	$1.57	19d	1	0.94mi
313 Winterberry Dr Edgewood, MD	3.0	2.5	1798	$2,095	$1.17	22d	1	1.03mi
1046 Agate Dr Unit 1 Edgewood, MD	4.0	2.5	1440	$2,150	$1.49	19d	1	1.20mi
2828 Beckon Dr Edgewood, MD	3.0	2.5	1764	$2,300	$1.30	45d	1	1.31mi
2842 Beckon Dr Unit 1 Edgewood, MD	4.0	1.5	1296	$2,100	$1.62	45d	1	1.34mi
1857 Simons Ct Edgewood, MD	3.0	1.5	1240	$1,700	$1.37	45d	1	1.41mi
8 Lasonia Ct Edgewood, MD	3.0	3.0	1468	$2,224	$1.51	17d	1	1.43mi

Listing history 8 events

1. 2026-06-21
   days on market $299,000 Active 12 DOM
2. 2026-06-18
   days on market $299,000 Active 9 DOM
3. 2026-06-17
   days on market $299,000 Active 8 DOM
4. 2026-06-16
   days on market $299,000 Active 7 DOM
5. 2026-06-15
   days on market $299,000 Active 6 DOM
6. 2026-06-13
   days on market $299,000 Active 4 DOM
7. 2026-06-10
   remarks 685-char remark
8. 2026-06-10
   listed $299,000 Active 1 DOM

ⓘ 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: $2,423 · $202/mo
• Projected year-2 tax: $2,841 · $237/mo
• Expected delta: +$418/yr (+$35/mo · 17.2%)

ⓘ 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 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: $28,250
• − Mortgage interest: −$16,749
• − Property taxes: −$2,423
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,260
• − Management: −$2,260
• − Depreciation: −$8,698
• Taxable loss: −$5,635
• Est. tax savings @ 24.0%: +$1,352
• After-tax cash flow: $936/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

+398.3% since first listed

24 events — show timeline

• 2026-06-09 Listed $299,000 BRIGHT MLS
• 2019-05-30 Sold (Public Records) $214,900 Public Records
• 2019-04-29 Sold (MLS) $214,900 BRIGHT MLS
• 2019-03-14 Pending — BRIGHT MLS
• 2019-03-14 Listing Removed — BRIGHT MLS
• 2019-03-08 Relisted — BRIGHT MLS
• 2019-03-08 Listed $214,900 BRIGHT MLS
• 2019-03-08 Listing Removed — BRIGHT MLS
• 2014-06-23 Sold (Public Records) $170,000 Public Records
• 2014-05-14 Sold (MLS) $170,000 BRIGHT MLS
• 2014-05-14 Sold (MLS) $170,000 MRIS
• 2014-05-07 Price Changed $180,000 MRIS
• 2014-03-28 Pending — MRIS
• 2014-03-27 Listing Removed — BRIGHT MLS
• 2014-03-24 Delisted — MRIS
• 2013-04-01 Pending — MRIS
• 2013-03-29 Listed $150,000 MRIS
• 2013-03-29 Listed $180,000 BRIGHT MLS
• 2013-02-05 Delisted — MRIS
• 2012-03-16 Pending — MRIS
• 2012-01-04 Listed — MRIS
• 2007-03-05 Sold (Public Records) $240,000 Public Records
• 2007-03-05 Sold (Public Records) $240,000 Public Records
• 1985-11-18 Sold (Public Records) $60,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $2,423 · +5.9% YoY. Source: county tax records.