2225 Williams Dr · Aberdeen, MD 21078

$165,000

3 bd · 1.0 ba · 1,001 sqft · SingleFamily public records · 3 Days on market

Built 1956 10,802 sqft lot

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Why this score? — see what drove the C+ 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCTION ! Nice Clean home on great lot across from Elementary school. 3 beds/1 bath home with covered front porch and screened (Sunroom) back porch . New GAS Furnace, new water heater; FIOS, neutral fresh paint ; hardwood floors; alarm system, Eat-in-Kitchen, Dining room. Great quiet neighborhood--Feels like country but close to major travel routes.

Key facts

• 0.25 acre lot
• Built 1956
• Listed 3 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Cable TV available; Phone service available; Natural gas service
• Home design: Detached single-family home; Above-grade finished living space
• Construction: Vinyl siding; Architectural shingle roof; Crawl space foundation; Screens on windows
• Exterior features: Front and rear yards; Private, level and cleared lot; Side yards; Porch(es)

Interior

• Kitchen: Kitchen with table space
• Bedrooms: 3 bedrooms on the main level; Room list includes Living Room, Dining Room, Bedroom 1, Bedroom 2, Bedroom 3, Sun/Florida Room
• Flooring: Hardwood; Luxury vinyl plank; Laminate
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Electric baseboard heating; Natural gas hot water; Window air conditioning units; Ceiling fans; 100 Amp electric service
• Interior features: Traditional floor plan; Tub with shower; Breakfast area; Ceiling fans; Combination dining and living area; Separate dining area; Entry-level bedroom; Kitchen with table space; Wood floors; Crown moldings; Recessed lighting; Drywall walls and ceilings; Storm door(s)
• Laundry & utility: Main-floor laundry with hookups; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 9.6% 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: Roye-Williams Elementary (math 12% / reading 22%, grade F, #408 of 860 statewide, top 50%, 442 students, 50% FRL); 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 55% FRL vs 24% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 174 active listings in the ZIP; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y ago; this cycle's ask is 27% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $114k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $165,000

Questions for the listing agent

1. Built in 1956 — 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: 1.17% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.93%
• DSCR: 1.53
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $60,060
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2225 Williams Dr	0.00mi	3/1.0	1,001 (0%)	0mo	$165,000	$165	100
37 Pine St	0.50mi	3/2.0	1,000 (-0%)	9mo	$46,000	$46	65
46 Walnut St	0.57mi	2/1.0 (-1)	912 (-9%)	0mo	$55,000	$60	53

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,503
• Equity at exit: $24,602

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $39,795
• Equity at exit: $14,266

Cash invested: $46,200 (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 21078

• Home prices YoY: -33.4%
• Active inventory: 174
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,938 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$137 /mo · $1,649/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $459

Break-even live

Break-even rent $1,356

Max offer price $165,000

Occupancy floor 71%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-26
   historical $165,000
2. 2014-06-18
   soldstatus $114,000
3. 2014-05-22
   soldstatus $114,000 Sold 362-char remark

   Show marketing remark (362 chars)

   PRICE REDUCTION ! Nice Clean home on great lot across from Elementary school. 3 beds/1 bath home with covered front porch and screened (Sunroom) back porch . New GAS Furnace, new water heater; FIOS, neutral fresh paint ; hardwood floors; alarm system, Eat-in-Kitchen, Dining room. Great quiet neighborhood--Feels like country but close to major travel routes.

4. 2014-05-22
   soldstatus $114,000 Sold 362-char remark

   Show marketing remark (362 chars)

   PRICE REDUCTION ! Nice Clean home on great lot across from Elementary school. 3 beds/1 bath home with covered front porch and screened (Sunroom) back porch . New GAS Furnace, new water heater; FIOS, neutral fresh paint ; hardwood floors; alarm system, Eat-in-Kitchen, Dining room. Great quiet neighborhood--Feels like country but close to major travel routes.

5. 2014-05-22
   soldstatus $114,000 362-char remark

   Show marketing remark (362 chars)

   PRICE REDUCTION ! Nice Clean home on great lot across from Elementary school. 3 beds/1 bath home with covered front porch and screened (Sunroom) back porch . New GAS Furnace, new water heater; FIOS, neutral fresh paint ; hardwood floors; alarm system, Eat-in-Kitchen, Dining room. Great quiet neighborhood--Feels like country but close to major travel routes.

6. 2014-05-06
   status Contract 362-char remark

   Show marketing remark (362 chars)

   PRICE REDUCTION ! Nice Clean home on great lot across from Elementary school. 3 beds/1 bath home with covered front porch and screened (Sunroom) back porch . New GAS Furnace, new water heater; FIOS, neutral fresh paint ; hardwood floors; alarm system, Eat-in-Kitchen, Dining room. Great quiet neighborhood--Feels like country but close to major travel routes.

7. 2014-04-21
   historical Contingent (Kick Out) 362-char remark

   Show marketing remark (362 chars)

   PRICE REDUCTION ! Nice Clean home on great lot across from Elementary school. 3 beds/1 bath home with covered front porch and screened (Sunroom) back porch . New GAS Furnace, new water heater; FIOS, neutral fresh paint ; hardwood floors; alarm system, Eat-in-Kitchen, Dining room. Great quiet neighborhood--Feels like country but close to major travel routes.

8. 2014-04-18
   historical 362-char remark

   Show marketing remark (362 chars)

   PRICE REDUCTION ! Nice Clean home on great lot across from Elementary school. 3 beds/1 bath home with covered front porch and screened (Sunroom) back porch . New GAS Furnace, new water heater; FIOS, neutral fresh paint ; hardwood floors; alarm system, Eat-in-Kitchen, Dining room. Great quiet neighborhood--Feels like country but close to major travel routes.

9. 2014-01-02
   status Contract 362-char remark

   Show marketing remark (362 chars)

   PRICE REDUCTION ! Nice Clean home on great lot across from Elementary school. 3 beds/1 bath home with covered front porch and screened (Sunroom) back porch . New GAS Furnace, new water heater; FIOS, neutral fresh paint ; hardwood floors; alarm system, Eat-in-Kitchen, Dining room. Great quiet neighborhood--Feels like country but close to major travel routes.

10. 2014-01-02
    price $115,000 362-char remark

    Show marketing remark (362 chars)

    PRICE REDUCTION ! Nice Clean home on great lot across from Elementary school. 3 beds/1 bath home with covered front porch and screened (Sunroom) back porch . New GAS Furnace, new water heater; FIOS, neutral fresh paint ; hardwood floors; alarm system, Eat-in-Kitchen, Dining room. Great quiet neighborhood--Feels like country but close to major travel routes.

11. 2013-09-05
    listed $130,000 Active 362-char remark

    Show marketing remark (362 chars)

    PRICE REDUCTION ! Nice Clean home on great lot across from Elementary school. 3 beds/1 bath home with covered front porch and screened (Sunroom) back porch . New GAS Furnace, new water heater; FIOS, neutral fresh paint ; hardwood floors; alarm system, Eat-in-Kitchen, Dining room. Great quiet neighborhood--Feels like country but close to major travel routes.

12. 2013-09-05
    listed $115,000 362-char remark

    Show marketing remark (362 chars)

    PRICE REDUCTION ! Nice Clean home on great lot across from Elementary school. 3 beds/1 bath home with covered front porch and screened (Sunroom) back porch . New GAS Furnace, new water heater; FIOS, neutral fresh paint ; hardwood floors; alarm system, Eat-in-Kitchen, Dining room. Great quiet neighborhood--Feels like country but close to major travel routes.

13. 2005-09-29
    soldstatus $75,000

ⓘ 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: $1,649 · $137/mo
• Projected year-2 tax: $1,724 · $144/mo
• Expected delta: +$75/yr (+$6/mo · 4.5%)

ⓘ 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 7/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,252
• − Mortgage interest: −$9,243
• − Property taxes: −$1,649
• − Insurance: −$825
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$4,800
• Taxable income: $3,015
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $4,788/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

• County: Harford County · 198,512 people
• City population: 27,168
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 20,030
• Household income: $106,667
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 327.0

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 (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 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: ▼ -119.95%
• Current HPI: 239.1951
• Rent YoY: —
• 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

+120.0% since first listed

13 events — show timeline

• 2026-05-26 Coming Soon $165,000 BRIGHT MLS
• 2014-06-18 Sold (Public Records) $114,000 Public Records
• 2014-05-22 Sold (MLS) $114,000 BRIGHT MLS
• 2014-05-22 Sold (MLS) $114,000 MRIS
• 2014-05-22 Sold (MLS) $114,000 MRIS
• 2014-05-06 Pending — MRIS
• 2014-04-21 Contingent — MRIS
• 2014-04-18 Listing Removed — BRIGHT MLS
• 2014-01-02 Pending — MRIS
• 2014-01-02 Price Changed $115,000 MRIS
• 2013-09-05 Listed $130,000 MRIS
• 2013-09-05 Listed $115,000 BRIGHT MLS
• 2005-09-29 Sold (Public Records) $75,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,649 · +5.4% YoY. Source: county tax records.