631 Webb St · Aberdeen, MD 21001

$133,250

3 bd · 1.5 ba · 1,876 sqft · SingleFamily public records · 24 Days on market

Built 1964 8,375 sqft lot

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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
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The property is to be offered for sale at Public Auction on Friday, June 26, 2026 at 12 Noon The list price is one-half of the assessment value and is not the anticipated sale price. $ 10,000.00 Contract Deposit required. Settlement by August 10, 2026. Split Foyer home on an approximately 0.19 acre lot in the Brea Mar Manor residential community. Entrance foyer walk-up to the living room, eat-in kitchen, and hallway with 3 bedrooms and bathroom. The lower level is partially finished with a family room with pellet stove, study/office, storage room, and utility area with half bath. Rear covered concrete patio * Detached 2-car garage * 2 Storage Sheds * Fenced Rear Yard which is acces

Key facts

• 8,375 sq ft lot
• 2 garage spots
• Built 1964

Property features AI

Finance

• Other: Fee simple ownership; Ground rent paid annually

Exterior

• Parking: Detached rear-entry garage (2-car); Driveway parking for 2 cars; Paved driveway; Total of 4 garage/parking spaces
• Utilities: Public water; Public sewer; 200+ amp electric service; Fiber optic internet available; Municipal trash service
• Home design: Detached home; Composite/shingle roof
• Construction: Vinyl siding; Concrete perimeter foundation; Built year listed by assessor
• Exterior features: Patio(s); Sidewalks; Front yard, rear yard, side yards; Landscaping; Level lot; Rear chain-link fencing

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three main-level bedrooms (Bedroom 1, Bedroom 2, Bedroom 3)
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom; One half bathroom on a lower level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas); Natural gas hot water
• Interior features: Drywall walls and ceilings; Tub/shower; Dining area; Pellet stove; Partially finished basement with interior stairway and interior access; Living room, family room, foyer, study, storage room, utility room
• Laundry & utility: Laundry located on lower floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).
• Recommended offer: $131k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 4.9% in Aberdeen — 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 81/100 on livability (#42 in MD, #1,545 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: 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: Aberdeen Middle (math 5% / reading 27%, grade F, #183 of 225 statewide, top 84%, 1,082 students, 63% FRL); Aberdeen High (math 47% / reading 56%, grade D+, #105 of 222 statewide, top 47%, 1,495 students, 53% FRL) — zoned schools average 58% FRL vs 24% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 186 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 31% 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 $922 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $37k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($131k) 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 $131,251 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — 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. 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?
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: 1.64% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.14%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $369,572
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
642 Walker St	0.04mi	4/2.0 (+1)	1,736 (-8%)	1mo	$379,900	$219	78
615 Pinehurst St	0.17mi	3/2.5	2,026 (+8%)	5mo	$265,000	$131	71
127 Meeks Dr	0.22mi	4/2.5 (+1)	1,922 (+2%)	12mo	$335,000	$174	67
729 Cambridge Ave	0.21mi	3/1.5	1,612 (-14%)	2mo	$290,000	$180	65
609 S Rogers St	0.22mi	4/1.5 (+1)	1,663 (-11%)	5mo	$350,000	$210	62
930 Edmund St	0.49mi	3/2.0	2,000 (+7%)	9mo	$375,000	$188	57
363 Stratford Ave	0.31mi	3/2.0	2,132 (+14%)	6mo	$339,900	$159	56
891 Edmund St	0.28mi	3/2.0	1,680 (-10%)	16mo	$342,000	$204	54
321 S Law St	0.36mi	4/2.0 (+1)	1,632 (-13%)	1mo	$380,250	$233	53
406 Ford St	0.46mi	3/1.5	1,616 (-14%)	5mo	$283,500	$175	51
935 Edmund St	0.47mi	3/2.5	1,600 (-15%)	2mo	$315,000	$197	48
924 Cambridge Ave	0.41mi	4/1.5 (+1)	1,600 (-15%)	10mo	$340,000	$213	43

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: 15.5%
• Equity multiple: 1.60×
• Total profit: $22,424
• Equity at exit: $19,868

10-year hold

• IRR: 22.0%
• Equity multiple: 2.64×
• Total profit: $61,235
• Equity at exit: $11,521

Cash invested: $37,310 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,180 high
• Mortgage (P&I): −$699
• Tax from tax record: −$187 /mo · $2,238/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $782

Break-even live

Break-even rent $1,191

Max offer price $133,250

Occupancy floor 59%

Sensitivity live

Price	-10% $857	-5% $819	+0% $782	+5% $744	+10% $706
Rent	-10% $609	-5% $695	+0% $782	+5% $868	+10% $954
Rate	-1.0pp $849	-0.5pp $815	base $782	+0.5pp $747	+1.0pp $712

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: $33,312
• Closing costs: $3,998
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
470 Washington St Aberdeen, MD	3.0	1.5	1445	$2,200	$1.52	5d	1	0.25mi
417 Oak St Aberdeen, MD	3.0	1.0	1268	$1,500	$1.18	44d	1	0.45mi
420 Hiobs Ln Aberdeen, MD	3.0	1.5	1900	$2,200	$1.16	44d	1	0.95mi
638 Westwood Dr Aberdeen, MD	3.0	2.0	1510	$2,600	$1.72	44d	1	1.03mi
980 Middelton Rd Aberdeen, MD	1.0–3.0	1.0–2.0	1017	$2,435	$2.39	2d	12	1.19mi

Listing history 14 events

1. 2026-06-18
   days on market $133,250 Active 24 DOM
2. 2026-06-17
   days on market $133,250 Active 23 DOM
3. 2026-06-16
   days on market $133,250 Active 22 DOM
4. 2026-06-15
   days on market $133,250 Active 21 DOM
5. 2026-06-13
   days on market $133,250 Active 19 DOM
6. 2026-06-09
   days on market $133,250 Active 15 DOM
7. 2026-06-08
   days on market $133,250 Active 14 DOM
8. 2026-06-07
   days on market $133,250 Active 13 DOM
9. 2026-06-04
   days on market $133,250 Active 10 DOM
10. 2026-06-03
    days on market $133,250 Active 9 DOM
11. 2026-06-02
    days on market $133,250 Active 8 DOM
12. 2026-06-01
    days on market $133,250 Active 7 DOM
13. 2026-05-31
    days on market $133,250 Active 6 DOM
14. 2026-05-21
    historical $133,250

ⓘ 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: $2,238 · $187/mo
• Projected year-2 tax: $2,238 · $187/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,163
• − Mortgage interest: −$7,464
• − Property taxes: −$2,238
• − Insurance: −$666
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − Depreciation: −$3,876
• Taxable income: $7,732
• Est. tax owed @ 24.0%: −$1,856
• After-tax cash flow: $7,523/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 — Aberdeen

• Score: 81/100
• State rank: #42
• US rank: #1545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aberdeen, MD
• County: Harford County · 198,512 people
• City population: 27,168
• 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

1 event — show timeline

• 2026-05-21 Coming Soon $133,250 BRIGHT MLS

Property tax history

-1.5%/yr

Latest (2025): $2,238 · +25.7% YoY. Source: county tax records.