1923 Bennett Rd · Perryman, MD 21001

$69,990

3 bd · 2.0 ba · 1,000 sqft · SingleFamily · 298 Days on market

Built 2001 Good condition $70/sqft · 8% above area Est $65k · 8% over

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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 +4.0/15.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bed 2 Bath Singlewide Mobile Home Remodeled, located in Private, Charming, Country Setting in Water Oriented Bush River Manor Manufacturerd Mobile Home Community. Tranquility, Beauty and Conveniently situated near shopping etc. Walking distance to wooded walking trails, access to wooded walking trails, a fishing hole and a nearby water view stroll. New roof, New Stainless Steel Kitchen Appliances, New Flooring. New Light Fixtures and more! Some Financing Available

Key facts

• Fishing hole
• Water view
• 2 parking spots

Tags

• PRIVATE COUNTRY SETTING
• WOODED WALKING TRAILS
• FISHING HOLE
• WATER VIEW

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.5% vs local median 5.7% in Perryman — 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 63/100 on livability (#293 in MD) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living A-; Watch: employment C-, commute D+, schools 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 flat; 186 active listings in the ZIP; solid renter incomes; 803 units permitted in Harford County in 2024 (26 in 5+ unit buildings).
• This rent runs 30% 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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 298 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $61,591 (12.0% below list)

Questions for the listing agent

1. It's been on market 298 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 3.01% ✓
• Cap rate: 26.50%
• Cash-on-cash: 72.16%
• DSCR: 4.21
• GRM: 2.8

CMA / ARV

• ARV (median comp): $65,000
• List price: $69,990
• Delta: 7.68%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 Poclain Dr	0.12mi	2/2.0 (-1)	1,000 (0%)	1mo	$49,990	$50	89
230 Poclain	0.14mi	2/2.0 (-1)	1,000 (0%)	1mo	$67,500	$68	88
201 Forest Grn	0.25mi	3/2.0	1,000 (0%)	1mo	$65,000	$65	88
223 Poclain	0.10mi	2/2.0 (-1)	975 (-2%)	6mo	$79,500	$82	81
206 Poclain Rd	0.13mi	3/2.0	1,100 (+10%)	12mo	$54,000	$49	67
1909 Bruce Rd	0.09mi	3/1.5	1,100 (+10%)	19mo	$53,500	$49	61

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: 68.7%
• Equity multiple: 3.97×
• Total profit: $58,141
• Equity at exit: $10,436

10-year hold

• IRR: 72.0%
• Equity multiple: 7.41×
• Total profit: $125,619
• Equity at exit: $6,051

Cash invested: $19,597 (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: 2.8×

Monthly cashflow live

• Estimated rent: $2,104 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $1,178

Break-even live

Break-even rent $612

Max offer price $69,990

Occupancy floor 39%

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: $17,498
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $69,990 Active 298 DOM
2. 2026-06-17
   days on market $69,990 Active 297 DOM
3. 2026-06-16
   days on market $69,990 Active 296 DOM
4. 2026-06-15
   days on market $69,990 Active 295 DOM
5. 2026-06-13
   pricedays on market $69,990 Active 293 DOM
6. 2026-06-09
   days on market $74,000 Active 289 DOM
7. 2026-06-08
   days on market $74,000 Active 288 DOM
8. 2026-06-07
   days on market $74,000 Active 287 DOM
9. 2026-06-04
   days on market $74,000 Active 284 DOM
10. 2026-06-03
    days on market $74,000 Active 283 DOM
11. 2026-06-02
    days on market $74,000 Active 282 DOM
12. 2026-06-01
    days on market $74,000 Active 281 DOM
13. 2026-05-31
    days on market $74,000 Active 280 DOM
14. 2025-11-26
    status Active 472-char remark

    Show marketing remark (472 chars)

    3 Bed 2 Bath Singlewide Mobile Home Remodeled, located in Private, Charming, Country Setting in Water Oriented Bush River Manor Manufacturerd Mobile Home Community. Tranquility, Beauty and Conveniently situated near shopping etc. Walking distance to wooded walking trails, access to wooded walking trails, a fishing hole and a nearby water view stroll. New roof, New Stainless Steel Kitchen Appliances, New Flooring. New Light Fixtures and more! Some Financing Available

15. 2025-11-03
    historical 472-char remark

    Show marketing remark (472 chars)

    3 Bed 2 Bath Singlewide Mobile Home Remodeled, located in Private, Charming, Country Setting in Water Oriented Bush River Manor Manufacturerd Mobile Home Community. Tranquility, Beauty and Conveniently situated near shopping etc. Walking distance to wooded walking trails, access to wooded walking trails, a fishing hole and a nearby water view stroll. New roof, New Stainless Steel Kitchen Appliances, New Flooring. New Light Fixtures and more! Some Financing Available

16. 2025-08-01
    listed $77,500 Active 472-char remark

    Show marketing remark (472 chars)

    3 Bed 2 Bath Singlewide Mobile Home Remodeled, located in Private, Charming, Country Setting in Water Oriented Bush River Manor Manufacturerd Mobile Home Community. Tranquility, Beauty and Conveniently situated near shopping etc. Walking distance to wooded walking trails, access to wooded walking trails, a fishing hole and a nearby water view stroll. New roof, New Stainless Steel Kitchen Appliances, New Flooring. New Light Fixtures and more! Some Financing Available

17. 2025-05-22
    historical
18. 2025-05-11
    price $45,000
19. 2025-03-20
    price $50,000
20. 2025-02-15
    price $55,000
21. 2025-01-18
    listed $60,000 Active
22. 2025-01-15
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,248
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − Depreciation: −$2,036
• Taxable income: $13,852
• Est. tax owed @ 24.0%: −$3,324
• After-tax cash flow: $10,817/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This single-wide mobile home is in good condition with recent renovations, including a new roof and stainless steel appliances. It offers a good balance of curb appeal and interior updates, making it a solid investment.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New light fixtures throughout — Enhances aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New light fixtures throughout — Enhances aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Perryman

• Score: 63/100
• State rank: #293
• US rank: #15253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perryman, MD
• County: Harford County · 198,512 people
• City population: 75
• 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

+29.2% since first listed

9 events — show timeline

• 2025-11-26 Relisted — BRIGHT MLS
• 2025-11-03 Listing Removed — BRIGHT MLS
• 2025-08-01 Listed $77,500 BRIGHT MLS
• 2025-05-22 Listing Removed — BRIGHT MLS
• 2025-05-11 Price Changed $45,000 BRIGHT MLS
• 2025-03-20 Price Changed $50,000 BRIGHT MLS
• 2025-02-15 Price Changed $55,000 BRIGHT MLS
• 2025-01-18 Listed $60,000 BRIGHT MLS
• 2025-01-15 Coming Soon — BRIGHT MLS