27 E Bel Air Ave · Aberdeen, MD 21001

$320,000

6 bd · 2.0 ba · 2,109 sqft · SingleFamily public records · 21 Days on market

Built 1850 0.46 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• 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

Excellent investment opportunity with this charming two unit duplex with separate meters. There is a 3 bed/1 bath apartment on the 2nd floor and a 3 bed/1 bath apartment on the 1st floor, each with their own dedicated entrance. 2nd floor apt has hookup for a stackable washer/dryer and 1st floor apt has a laundry room with full size washer/dryer. Both bathrooms have been updated. The building has been freshly painted and wood floors refinished on the first floor. 2nd floor has carpet in good condition. Central A/C in both apartments and the upstairs unit is new in 2023. Roof is approximately 5 years old. Fireplace in 1st floor apartment as-is (never used). Driveway parking for multiple cars. Basement is a small cellar with the 2 gas furnaces, 2 gas hot water heaters, and a sump pump. Seller feels a rental rate of $1300 per unit is reasonable given the 2 bed + den apartments across the street rent for $1200 per month. The buyer must do their own due diligence to determine rental rates.

Key facts

• 0.46 acre lot
• 3 parking spots
• Built 1850

Property features AI

Finance

• Financial info: Fee simple ownership; Two-unit multifamily with both units listed as leased and noted as vacant

Exterior

• Parking: Asphalt driveway; Driveway with 3 parking spaces (total 3 garage/parking spaces listed)
• Utilities: Public water; Public sewer; 100 amp electrical service with circuit breakers; Cable TV available; Municipal trash service
• Home design: Detached structure; Two-unit building; Above-grade and below-grade spaces
• Construction: Cedar and wood siding exterior; Foundation: crawl space with block, permanent and stone elements; Double-pane windows with screens; Built in (year source: Assessor)
• Exterior features: Gutter system; Sidewalks; Porches including wrap-around porch; Front yard, rear yard and side yards; Landscaping; Property backs to trees

Interior

• Kitchen: Oven (single); Electric range/stove; Range hood; Refrigerator; Stainless steel appliances; Table-space/Eat-in kitchen; Pantry
• Bedrooms: Two 3-bedroom units
• Flooring: Hardwood; Carpet; Ceramic tile; Laminate plank; Luxury vinyl plank
• Bathrooms: Tub/shower combination
• Heating & cooling: Radiator heating; Forced air heating; Natural gas heat; Central air conditioning; Programmable thermostat
• Interior features: Second kitchen; Attic; Built-ins; Tub with shower; Combination kitchen and dining area; Traditional floor plan; Table space/eat-in kitchen; Pantry; Recessed lighting; Window treatments; Wood floors
• Laundry & utility: Washer (front loading); Dryer (front loading); Washer and dryer stacked; Water heater (multi-tank)

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/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 $265k (17.3% below list).
• Recommended offer: $265k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Halls Cross Roads Elementary (math 2% / reading 12%, grade F, #699 of 860 statewide, top 84%, 453 students, 90% 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 69% FRL vs 24% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 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

• It's been on market 21 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $60k; list at $320k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — 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 $264,637 (17.3% below list)

Questions for the listing agent

1. Built in 1850 — 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: 0.83% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.28% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.41×
• Total profit: $-52,495
• Equity at exit: $47,713

10-year hold

• IRR: -14.2%
• Equity multiple: 0.27×
• Total profit: $-65,128
• Equity at exit: $27,668

Cash invested: $89,600 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,646 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$177 /mo · $2,124/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $102

Break-even live

Break-even rent $2,517

Max offer price $320,000

Occupancy floor 91%

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $320,000 Active 21 DOM
2. 2026-06-17
   days on market $320,000 Active 20 DOM
3. 2026-06-16
   days on market $320,000 Active 19 DOM
4. 2026-06-15
   days on market $320,000 Active 18 DOM
5. 2026-06-13
   days on market $320,000 Active 16 DOM
6. 2026-06-09
   days on market $320,000 Active 12 DOM
7. 2026-06-08
   days on market $320,000 Active 11 DOM
8. 2026-06-07
   days on market $320,000 Active 10 DOM
9. 2026-06-04
   days on market $320,000 Active 7 DOM
10. 2026-06-03
    days on market $320,000 Active 6 DOM
11. 2026-06-02
    days on market $320,000 Active 5 DOM
12. 2026-06-01
    days on market $320,000 Active 4 DOM
13. 2026-05-31
    days on market $320,000 Active 3 DOM
14. 2026-05-26
    historical $320,000
15. 2024-06-25
    soldstatus $60,000
16. 2023-11-08
    soldstatus $270,000
17. 2023-10-13
    soldstatus $270,000 Closed 998-char remark

    Show marketing remark (998 chars)

    Excellent investment opportunity with this charming two unit duplex with separate meters. There is a 3 bed/1 bath apartment on the 2nd floor and a 3 bed/1 bath apartment on the 1st floor, each with their own dedicated entrance. 2nd floor apt has hookup for a stackable washer/dryer and 1st floor apt has a laundry room with full size washer/dryer. Both bathrooms have been updated. The building has been freshly painted and wood floors refinished on the first floor. 2nd floor has carpet in good condition. Central A/C in both apartments and the upstairs unit is new in 2023. Roof is approximately 5 years old. Fireplace in 1st floor apartment as-is (never used). Driveway parking for multiple cars. Basement is a small cellar with the 2 gas furnaces, 2 gas hot water heaters, and a sump pump. Seller feels a rental rate of $1300 per unit is reasonable given the 2 bed + den apartments across the street rent for $1200 per month. The buyer must do their own due diligence to determine rental rates.

18. 2023-09-13
    status Pending 998-char remark

    Show marketing remark (998 chars)

    Excellent investment opportunity with this charming two unit duplex with separate meters. There is a 3 bed/1 bath apartment on the 2nd floor and a 3 bed/1 bath apartment on the 1st floor, each with their own dedicated entrance. 2nd floor apt has hookup for a stackable washer/dryer and 1st floor apt has a laundry room with full size washer/dryer. Both bathrooms have been updated. The building has been freshly painted and wood floors refinished on the first floor. 2nd floor has carpet in good condition. Central A/C in both apartments and the upstairs unit is new in 2023. Roof is approximately 5 years old. Fireplace in 1st floor apartment as-is (never used). Driveway parking for multiple cars. Basement is a small cellar with the 2 gas furnaces, 2 gas hot water heaters, and a sump pump. Seller feels a rental rate of $1300 per unit is reasonable given the 2 bed + den apartments across the street rent for $1200 per month. The buyer must do their own due diligence to determine rental rates.

19. 2023-09-05
    listed $300,000 Active 998-char remark

    Show marketing remark (998 chars)

    Excellent investment opportunity with this charming two unit duplex with separate meters. There is a 3 bed/1 bath apartment on the 2nd floor and a 3 bed/1 bath apartment on the 1st floor, each with their own dedicated entrance. 2nd floor apt has hookup for a stackable washer/dryer and 1st floor apt has a laundry room with full size washer/dryer. Both bathrooms have been updated. The building has been freshly painted and wood floors refinished on the first floor. 2nd floor has carpet in good condition. Central A/C in both apartments and the upstairs unit is new in 2023. Roof is approximately 5 years old. Fireplace in 1st floor apartment as-is (never used). Driveway parking for multiple cars. Basement is a small cellar with the 2 gas furnaces, 2 gas hot water heaters, and a sump pump. Seller feels a rental rate of $1300 per unit is reasonable given the 2 bed + den apartments across the street rent for $1200 per month. The buyer must do their own due diligence to determine rental rates.

20. 2023-08-28
    historical $300,000 998-char remark

    Show marketing remark (998 chars)

    Excellent investment opportunity with this charming two unit duplex with separate meters. There is a 3 bed/1 bath apartment on the 2nd floor and a 3 bed/1 bath apartment on the 1st floor, each with their own dedicated entrance. 2nd floor apt has hookup for a stackable washer/dryer and 1st floor apt has a laundry room with full size washer/dryer. Both bathrooms have been updated. The building has been freshly painted and wood floors refinished on the first floor. 2nd floor has carpet in good condition. Central A/C in both apartments and the upstairs unit is new in 2023. Roof is approximately 5 years old. Fireplace in 1st floor apartment as-is (never used). Driveway parking for multiple cars. Basement is a small cellar with the 2 gas furnaces, 2 gas hot water heaters, and a sump pump. Seller feels a rental rate of $1300 per unit is reasonable given the 2 bed + den apartments across the street rent for $1200 per month. The buyer must do their own due diligence to determine rental rates.

21. 2004-08-17
    soldstatus $140,000
22. 2004-08-02
    soldstatus $140,000 4-char remark

    Show marketing remark (4 chars)

    SAME

23. 2004-05-12
    historical 4-char remark

    Show marketing remark (4 chars)

    SAME

24. 2004-02-25
    listed $169,900 4-char remark

    Show marketing remark (4 chars)

    SAME

ⓘ 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: $2,124 · $177/mo
• Projected year-2 tax: $2,806 · $234/mo
• Expected delta: +$682/yr (+$57/mo · 32.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $31,756
• − Mortgage interest: −$17,925
• − Property taxes: −$2,124
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,541
• − Management: −$2,541
• − Depreciation: −$9,309
• Taxable loss: −$4,283
• Est. tax savings @ 24.0%: +$1,028
• After-tax cash flow: $2,254/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

+88.3% since first listed

11 events — show timeline

• 2026-05-26 Coming Soon $320,000 BRIGHT MLS
• 2024-06-25 Sold (Public Records) $60,000 Public Records
• 2023-11-08 Sold (Public Records) $270,000 Public Records
• 2023-10-13 Sold (MLS) $270,000 BRIGHT MLS
• 2023-09-13 Pending — BRIGHT MLS
• 2023-09-05 Listed $300,000 BRIGHT MLS
• 2023-08-28 Coming Soon $300,000 BRIGHT MLS
• 2004-08-17 Sold (Public Records) $140,000 Public Records
• 2004-08-02 Sold (MLS) $140,000 MRIS
• 2004-05-12 Delisted — MRIS
• 2004-02-25 Listed $169,900 MRIS

Property tax history

-1.5%/yr

Latest (2025): $2,124 · +6.1% YoY. Source: county tax records.