714 Frans Dr · Riverside, MD 21009

$375,000

4 bd · 2.5 ba · 1,512 sqft · SingleFamily public records · 73 Days on market

Built 1973 9,240 sqft lot $248/sqft · 27% above area Est $393k · at est.

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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 +9.6/15.0
• Cash flow +8.3/30.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 4-bedroom, 2-bath home, where modern upgrades meet flexible, comfortable living. Featuring a newer roof and HVAC (2022), and a stylish kitchen with stainless steel appliances, this home is truly move-in ready. The open-concept layout includes a spacious eat-in kitchen with sliding glass doors leading to a large backyard, perfect for entertaining, relaxing, or gardening. Upstairs offers three well-appointed bedrooms and a full bath, while the partially finished lower level provides exceptional versatility as a fourth bedroom, generous family room with its own full bathroom, or an ideal space for a media room, home gym, or playroom. Located in the desirable water-oriented community of Long Bar Harbor, residents enjoy access to the Bush River Yacht Club (membership available), and right next door, the Bar Harbor RV Park & Marina offers boat slips for rent, all just minutes from shopping, dining, and more.

Key facts

• Hvac
• Newer roof
• Large backyard

Tags

• NEWER ROOF
• HVAC
• STYLISH KITCHEN
• STAINLESS STEEL APPLIANCES
• OPEN-CONCEPT LAYOUT
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-341 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $315k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (31.6% below list).
• Recommended offer: $256k (31.6% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.7% in Riverside — 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 79/100 on livability (#58 in MD, #2,187 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: crime D, amenities 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: Old Post Road Elementary (math 7% / reading 9%, grade F, #674 of 860 statewide, top 79%, 842 students, 80% 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 (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.1%/yr); 160 active listings in the ZIP; 8 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; high-income renter base; 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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $256,413 (31.6% 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. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.68% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.90%
• DSCR: 0.83
• GRM: 12.2

CMA / ARV

• ARV (median comp): $393,182
• List price: $375,000
• Delta: -4.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3804 Longley Rd	0.33mi	3/1.5 (-1)	1,500 (-1%)	12mo	$400,000	$267	64
3806 Longley Rd	0.31mi	4/2.5	1,728 (+14%)	0mo	$435,000	$252	62
730 Frans Dr	0.07mi	3/2.5 (-1)	1,722 (+14%)	18mo	$295,000	$171	53
4035 Sharilyn Dr	0.43mi	3/2.0 (-1)	1,344 (-11%)	2mo	$306,000	$228	53
3729 Sewell Rd	0.56mi	3/1.0 (-1)	1,508 (-0%)	17mo	$375,000	$249	48
4307 Greys Cir	0.72mi	3/1.5 (-1)	1,605 (+6%)	7mo	$285,000	$178	41
1117 Bush Rd	0.67mi	4/3.0	1,338 (-12%)	10mo	$450,000	$336	39
3703 Paca Ave	0.44mi	3/2.0 (-1)	1,288 (-15%)	15mo	$403,000	$313	35
1203 Ashmead Sq	0.74mi	3/2.0 (-1)	1,312 (-13%)	2mo	$390,000	$297	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 · 7.12% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.32×
• Total profit: $-71,533
• Equity at exit: $55,914

10-year hold

• IRR: -5.2%
• Equity multiple: 0.61×
• Total profit: $-41,227
• Equity at exit: $32,423

Cash invested: $105,000 (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 21009

• Rents YoY: 7.1%
• Active inventory: 160
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,564 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$244 /mo · $2,930/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-341

Break-even live

Break-even rent $2,996

Max offer price $314,709

Occupancy floor —

Sensitivity live

Price	-10% $-129	-5% $-235	+0% $-341	+5% $-447	+10% $-554
Rent	-10% $-544	-5% $-443	+0% $-341	+5% $-240	+10% $-139
Rate	-1.0pp $-152	-0.5pp $-246	base $-341	+0.5pp $-438	+1.0pp $-537

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4307 Greys Run Cir Belcamp, MD	3.0	1.5	1605	$2,600	$1.62	45d	1	0.71mi
1250 Independence Sq Belcamp, MD	3.0	1.5	1152	$1,950	$1.69	45d	1	1.03mi
1303 Sandwort Ct #102 Belcamp, MD	3.0	2.0	1232	$2,200	$1.79	19d	1	1.15mi
1300 Liriope Ct Belcamp, MD	1.0–3.0	1.0–2.0	974	$2,280	$2.34	4d	19	1.22mi
1300 Liriope Ct Belcamp, MD	1.0–3.0	1.0–2.0	974	$2,249	$2.31	45d	32	1.22mi
1335 Stockett Sq Belcamp, MD	3.0	1.5	1152	$1,950	$1.69	45d	1	1.36mi
1427 Sedum Sq Belcamp, MD	4.0	2.5	2010	$2,500	$1.24	6d	1	1.38mi
4203 Chapel Gate Pl Belcamp, MD	3.0	2.5	1236	$2,419	$1.96	6d	1	1.42mi

Listing history 29 events

1. 2026-06-21
   days on market $375,000 Active 73 DOM
2. 2026-06-18
   days on market $375,000 Active 70 DOM
3. 2026-06-17
   days on market $375,000 Active 69 DOM
4. 2026-06-16
   days on market $375,000 Active 68 DOM
5. 2026-06-15
   days on market $375,000 Active 67 DOM
6. 2026-06-13
   days on market $375,000 Active 65 DOM
7. 2026-06-09
   days on market $375,000 Active 61 DOM
8. 2026-06-08
   days on market $375,000 Active 60 DOM
9. 2026-06-07
   days on market $375,000 Active 59 DOM
10. 2026-06-04
    days on market $375,000 Active 56 DOM
11. 2026-06-03
    days on market $375,000 Active 55 DOM
12. 2026-06-02
    days on market $375,000 Active 54 DOM
13. 2026-06-01
    days on market $375,000 Active 53 DOM
14. 2026-05-31
    days on market $375,000 Active 52 DOM
15. 2026-04-29
    price $385,000 957-char remark

    Show marketing remark (957 chars)

    Welcome to this beautifully updated 4-bedroom, 2-bath home, where modern upgrades meet flexible, comfortable living. Featuring a newer roof and HVAC (2022), and a stylish kitchen with stainless steel appliances, this home is truly move-in ready. The open-concept layout includes a spacious eat-in kitchen with sliding glass doors leading to a large backyard, perfect for entertaining, relaxing, or gardening. Upstairs offers three well-appointed bedrooms and a full bath, while the partially finished lower level provides exceptional versatility as a fourth bedroom, generous family room with its own full bathroom, or an ideal space for a media room, home gym, or playroom. Located in the desirable water-oriented community of Long Bar Harbor, residents enjoy access to the Bush River Yacht Club (membership available), and right next door, the Bar Harbor RV Park & Marina offers boat slips for rent, all just minutes from shopping, dining, and more.

16. 2026-04-10
    listed $395,000 Active 957-char remark

    Show marketing remark (957 chars)

    Welcome to this beautifully updated 4-bedroom, 2-bath home, where modern upgrades meet flexible, comfortable living. Featuring a newer roof and HVAC (2022), and a stylish kitchen with stainless steel appliances, this home is truly move-in ready. The open-concept layout includes a spacious eat-in kitchen with sliding glass doors leading to a large backyard, perfect for entertaining, relaxing, or gardening. Upstairs offers three well-appointed bedrooms and a full bath, while the partially finished lower level provides exceptional versatility as a fourth bedroom, generous family room with its own full bathroom, or an ideal space for a media room, home gym, or playroom. Located in the desirable water-oriented community of Long Bar Harbor, residents enjoy access to the Bush River Yacht Club (membership available), and right next door, the Bar Harbor RV Park & Marina offers boat slips for rent, all just minutes from shopping, dining, and more.

17. 2022-06-03
    soldstatus $340,000
18. 2022-06-01
    soldstatus $340,000 Closed 743-char remark

    Show marketing remark (743 chars)

    Don't miss out on this beauty! This 4BR 2BA home was recently renovated, with an updated kitchen, new carpet and paint, new AC unit and new roof! The home has an open floor plan with a large eat-in kitchen with a sliding glass doors leading to the tranquilly landscaped back yard. Plenty of living space with 3 bedrooms and a full bathroom upstairs, and a spacious family room or 4th bedroom downstairs, with a full bathroom. So much to enjoy in this home, and a great location too! The community is located within the water-oriented community of Long Bar Harbor, Bush River Yacht Club is available by membership, next door is the Bar Harbor RV Park & Marina with Boat slips available to rent. Close to shopping, restaurants and more!

19. 2022-05-13
    status Pending 743-char remark

    Show marketing remark (743 chars)

    Don't miss out on this beauty! This 4BR 2BA home was recently renovated, with an updated kitchen, new carpet and paint, new AC unit and new roof! The home has an open floor plan with a large eat-in kitchen with a sliding glass doors leading to the tranquilly landscaped back yard. Plenty of living space with 3 bedrooms and a full bathroom upstairs, and a spacious family room or 4th bedroom downstairs, with a full bathroom. So much to enjoy in this home, and a great location too! The community is located within the water-oriented community of Long Bar Harbor, Bush River Yacht Club is available by membership, next door is the Bar Harbor RV Park & Marina with Boat slips available to rent. Close to shopping, restaurants and more!

20. 2022-05-12
    historical 743-char remark

    Show marketing remark (743 chars)

    Don't miss out on this beauty! This 4BR 2BA home was recently renovated, with an updated kitchen, new carpet and paint, new AC unit and new roof! The home has an open floor plan with a large eat-in kitchen with a sliding glass doors leading to the tranquilly landscaped back yard. Plenty of living space with 3 bedrooms and a full bathroom upstairs, and a spacious family room or 4th bedroom downstairs, with a full bathroom. So much to enjoy in this home, and a great location too! The community is located within the water-oriented community of Long Bar Harbor, Bush River Yacht Club is available by membership, next door is the Bar Harbor RV Park & Marina with Boat slips available to rent. Close to shopping, restaurants and more!

21. 2022-05-12
    price $340,000 743-char remark

    Show marketing remark (743 chars)

    Don't miss out on this beauty! This 4BR 2BA home was recently renovated, with an updated kitchen, new carpet and paint, new AC unit and new roof! The home has an open floor plan with a large eat-in kitchen with a sliding glass doors leading to the tranquilly landscaped back yard. Plenty of living space with 3 bedrooms and a full bathroom upstairs, and a spacious family room or 4th bedroom downstairs, with a full bathroom. So much to enjoy in this home, and a great location too! The community is located within the water-oriented community of Long Bar Harbor, Bush River Yacht Club is available by membership, next door is the Bar Harbor RV Park & Marina with Boat slips available to rent. Close to shopping, restaurants and more!

22. 2022-05-06
    price $317,800 743-char remark

    Show marketing remark (743 chars)

    Don't miss out on this beauty! This 4BR 2BA home was recently renovated, with an updated kitchen, new carpet and paint, new AC unit and new roof! The home has an open floor plan with a large eat-in kitchen with a sliding glass doors leading to the tranquilly landscaped back yard. Plenty of living space with 3 bedrooms and a full bathroom upstairs, and a spacious family room or 4th bedroom downstairs, with a full bathroom. So much to enjoy in this home, and a great location too! The community is located within the water-oriented community of Long Bar Harbor, Bush River Yacht Club is available by membership, next door is the Bar Harbor RV Park & Marina with Boat slips available to rent. Close to shopping, restaurants and more!

23. 2022-04-29
    price $324,499 743-char remark

    Show marketing remark (743 chars)

    Don't miss out on this beauty! This 4BR 2BA home was recently renovated, with an updated kitchen, new carpet and paint, new AC unit and new roof! The home has an open floor plan with a large eat-in kitchen with a sliding glass doors leading to the tranquilly landscaped back yard. Plenty of living space with 3 bedrooms and a full bathroom upstairs, and a spacious family room or 4th bedroom downstairs, with a full bathroom. So much to enjoy in this home, and a great location too! The community is located within the water-oriented community of Long Bar Harbor, Bush River Yacht Club is available by membership, next door is the Bar Harbor RV Park & Marina with Boat slips available to rent. Close to shopping, restaurants and more!

24. 2022-04-23
    listed $340,000 Active 743-char remark

    Show marketing remark (743 chars)

    Don't miss out on this beauty! This 4BR 2BA home was recently renovated, with an updated kitchen, new carpet and paint, new AC unit and new roof! The home has an open floor plan with a large eat-in kitchen with a sliding glass doors leading to the tranquilly landscaped back yard. Plenty of living space with 3 bedrooms and a full bathroom upstairs, and a spacious family room or 4th bedroom downstairs, with a full bathroom. So much to enjoy in this home, and a great location too! The community is located within the water-oriented community of Long Bar Harbor, Bush River Yacht Club is available by membership, next door is the Bar Harbor RV Park & Marina with Boat slips available to rent. Close to shopping, restaurants and more!

25. 2022-01-19
    soldstatus $200,000 Closed
26. 2021-12-31
    status Pending
27. 2021-09-20
    price $214,900
28. 2021-08-31
    listed $224,900 Active
29. 2021-07-29
    soldstatus $185,000

ⓘ 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: $2,930 · $244/mo
• Projected year-2 tax: $3,509 · $292/mo
• Expected delta: +$579/yr (+$48/mo · 19.8%)

ⓘ 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 ≥105°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: $30,770
• − Mortgage interest: −$21,006
• − Property taxes: −$2,930
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,462
• − Management: −$2,462
• − Depreciation: −$10,909
• Taxable loss: −$10,874
• Est. tax savings @ 24.0%: +$2,610
• After-tax cash flow: $-1,486/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 — Riverside

• Score: 79/100
• State rank: #58
• US rank: #2187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harford County · 198,512 people
• City population: 6,404
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 33,679
• Household income: $121,660
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 437.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 18% Hispanic / Latino 6% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 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: ▼ -176.25%
• Current HPI: 251.4376
• Rent YoY: ▲ 7.12%
• 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

+108.1% since first listed

15 events — show timeline

• 2026-04-29 Price Changed $385,000 BRIGHT MLS
• 2026-04-10 Listed $395,000 BRIGHT MLS
• 2022-06-03 Sold (Public Records) $340,000 Public Records
• 2022-06-01 Sold (MLS) $340,000 BRIGHT MLS
• 2022-05-13 Pending — BRIGHT MLS
• 2022-05-12 Price Changed $340,000 BRIGHT MLS
• 2022-05-12 Listing Removed — BRIGHT MLS
• 2022-05-06 Price Changed $317,800 BRIGHT MLS
• 2022-04-29 Price Changed $324,499 BRIGHT MLS
• 2022-04-23 Listed $340,000 BRIGHT MLS
• 2022-01-19 Sold (MLS) $200,000 BRIGHT MLS
• 2021-12-31 Pending — BRIGHT MLS
• 2021-09-20 Price Changed $214,900 BRIGHT MLS
• 2021-08-31 Listed $224,900 BRIGHT MLS
• 2021-07-29 Sold (Public Records) $185,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,930 · +15.1% YoY. Source: county tax records.