728 Webb St · Aberdeen, MD 21001

$325,000

4 bd · 2.5 ba · 2,264 sqft · SingleFamily public records · 10 Days on market

Built 1955 9,000 sqft lot $144/sqft · at area comps Est $341k · 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).

• Cash flow +13.4/30.0
• ARV discount +9.7/15.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained rancher convenient to schools, shopping, APG, 95, & MARC train. Formal LR & DR, main level MBR with full bath. Large screened in porch off family room. Wood burning fireplace in FR. Fully finished lower level presents many uses and possibilites. Lots of storage space available in shed and in lower level. Attic with pull down stairs. Fenced back yard.

Key facts

• Off street parking
• Fenced yard
• Raised garden beds

Tags

• FENCED YARD
• COVERED BACK PORCH
• RAISED GARDEN BEDS
• OFF STREET PARKING

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Detached structure
• Construction: Aluminum siding; Permanent foundation; Above-grade and below-grade structures; Built (year per assessor)
• Exterior features: Front yard; Landscaping; Rear yard; Side yards; Rear fencing; Patio(s); Porch(es)

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Stove
• Bedrooms: Three bedrooms on the main level; One bedroom on the lower level
• Flooring: Wood floors; Carpet
• Bathrooms: Two full bathrooms; One half bathroom on the lower level
• Heating & cooling: Hot water heating; Heating fuel: Oil and Electric; Central air conditioning (electric)
• Interior features: Attic; Walk-in shower in bathroom; Built-in shelving; Carpeted areas; Ceiling fan(s); Dining area; Entry-level bedroom; Formal dining room; Master bathroom; Wood stove; Wood floors; Has fireplace (1)
• Laundry & utility: Partially finished basement with connecting stairway; Sump pump

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $5 ($59/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (19.7% below list).
• Recommended offer: $261k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.8% 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: Red Pump Elementary School (math 32% / reading 35%, grade F, #165 of 860 statewide, top 19%, 753 students, 19% 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 45% FRL vs 24% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 189 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 803 units permitted in Harford County in 2024 (26 in 5+ unit buildings).
• This rent runs 38% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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 $253k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $260,975 (19.7% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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?
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: 0.80% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

• ARV (median comp): $341,371
• List price: $325,000
• Delta: -4.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
723 Walker St	0.19mi	4/2.5	2,364 (+4%)	10mo	$340,000	$144	76
363 Stratford Ave	0.20mi	3/2.0 (-1)	2,132 (-6%)	6mo	$339,900	$159	69
312 S Rogers St	0.52mi	3/2.0 (-1)	2,251 (-1%)	2mo	$420,000	$187	66
889 Avon Dr	0.12mi	3/1.5 (-1)	2,362 (+4%)	16mo	$345,000	$146	64
615 Pinehurst St	0.20mi	3/2.5 (-1)	2,026 (-10%)	5mo	$265,000	$131	64
930 Edmund St	0.36mi	3/2.0 (-1)	2,000 (-12%)	9mo	$375,000	$188	49
414 S Rogers St S	0.42mi	3/3.0 (-1)	2,017 (-11%)	19mo	$350,000	$174	39
117 Edmund St	0.66mi	4/2.0	1,954 (-14%)	19mo	$360,000	$184	28

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: -19.1%
• Equity multiple: 0.35×
• Total profit: $-59,381
• Equity at exit: $48,459

10-year hold

• IRR: -17.9%
• Equity multiple: 0.14×
• Total profit: $-78,639
• Equity at exit: $28,100

Cash invested: $91,000 (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 21001

• Home prices YoY: -30.5%
• Rents YoY: 0.3%
• Active inventory: 189
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,610 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$217 /mo · $2,604/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $5

Break-even live

Break-even rent $2,604

Max offer price $325,000

Occupancy floor 95%

Sensitivity live

Price	-10% $189	-5% $97	+0% $5	+5% $-87	+10% $-179
Rent	-10% $-201	-5% $-98	+0% $5	+5% $108	+10% $211
Rate	-1.0pp $169	-0.5pp $88	base $5	+0.5pp $-79	+1.0pp $-165

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 Hiobs Ln Aberdeen, MD	3.0	1.5	1900	$2,200	$1.16	45d	1	0.86mi
551 Roszel Way Aberdeen, MD	3.0	4.0	2300	$2,750	$1.20	6d	1	1.43mi

Listing history 9 events

1. 2026-05-14
   listed $325,000 Active 976-char remark
2. 2006-04-28
   soldstatus $253,400
3. 2006-04-14
   soldstatus $253,400 380-char remark

   Show marketing remark (380 chars)

   Well maintained rancher convenient to schools, shopping, APG, 95, & MARC train. Formal LR & DR, main level MBR with full bath. Large screened in porch off family room. Wood burning fireplace in FR. Fully finished lower level presents many uses and possibilites. Lots of storage space available in shed and in lower level. Attic with pull down stairs. Fenced back yard.

4. 2006-03-13
   historical 380-char remark

   Show marketing remark (380 chars)

   Well maintained rancher convenient to schools, shopping, APG, 95, & MARC train. Formal LR & DR, main level MBR with full bath. Large screened in porch off family room. Wood burning fireplace in FR. Fully finished lower level presents many uses and possibilites. Lots of storage space available in shed and in lower level. Attic with pull down stairs. Fenced back yard.

5. 2006-03-03
   listed $249,900 380-char remark

   Show marketing remark (380 chars)

   Well maintained rancher convenient to schools, shopping, APG, 95, & MARC train. Formal LR & DR, main level MBR with full bath. Large screened in porch off family room. Wood burning fireplace in FR. Fully finished lower level presents many uses and possibilites. Lots of storage space available in shed and in lower level. Attic with pull down stairs. Fenced back yard.

6. 2005-07-29
   soldstatus $210,000
7. 2005-06-15
   soldstatus $210,000

   Show marketing remark (402 chars)

   This Ranch Style has 4 Bedrooms, 2.5 Baths, Family Room with Fireplace, Recreation Room and Bonus room in Basement, along with workbench and lots of storage. Screened in Patio/Sun Room for your Summer Fun Times. Hurry to see this Immaculately maintained home today. 1 year Home Warranty. Manicured lawn with lots of landscaping. Walk to schools, churches and shopping!! Easy access to I-95 and Rte. 40.

8. 2005-04-08
   historical

   Show marketing remark (402 chars)

   This Ranch Style has 4 Bedrooms, 2.5 Baths, Family Room with Fireplace, Recreation Room and Bonus room in Basement, along with workbench and lots of storage. Screened in Patio/Sun Room for your Summer Fun Times. Hurry to see this Immaculately maintained home today. 1 year Home Warranty. Manicured lawn with lots of landscaping. Walk to schools, churches and shopping!! Easy access to I-95 and Rte. 40.

9. 2005-03-31
   listed $209,900

   Show marketing remark (402 chars)

   This Ranch Style has 4 Bedrooms, 2.5 Baths, Family Room with Fireplace, Recreation Room and Bonus room in Basement, along with workbench and lots of storage. Screened in Patio/Sun Room for your Summer Fun Times. Hurry to see this Immaculately maintained home today. 1 year Home Warranty. Manicured lawn with lots of landscaping. Walk to schools, churches and shopping!! Easy access to I-95 and Rte. 40.

ⓘ 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: $2,604 · $217/mo
• Projected year-2 tax: $3,073 · $256/mo
• Expected delta: +$469/yr (+$39/mo · 18.0%)

ⓘ 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: $31,317
• − Mortgage interest: −$18,205
• − Property taxes: −$2,604
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,505
• − Management: −$2,505
• − Depreciation: −$9,455
• Taxable loss: −$5,583
• Est. tax savings @ 24.0%: +$1,340
• After-tax cash flow: $1,399/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

+54.8% since first listed

10 events — show timeline

• 2026-05-24 Pending — BRIGHT MLS
• 2026-05-14 Listed $325,000 BRIGHT MLS
• 2006-04-28 Sold (Public Records) $253,400 Public Records
• 2006-04-14 Sold (MLS) $253,400 MRIS
• 2006-03-13 Delisted — MRIS
• 2006-03-03 Listed $249,900 MRIS
• 2005-07-29 Sold (Public Records) $210,000 Public Records
• 2005-06-15 Sold (MLS) $210,000 MRIS
• 2005-04-08 Delisted — MRIS
• 2005-03-31 Listed $209,900 MRIS

Property tax history

-1.5%/yr

Latest (2025): $2,604 · +7.2% YoY. Source: county tax records.