3 Market St · Aberdeen, MD 21001

$175,000

4 bd · 1.0 ba · 796 sqft · MultiFamily public records · 9 Days on market

Built 1939 8,750 sqft lot

---

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 +26.3/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

List Price is Opening Bid at Online Auction. Online Auction Only! Bidding begins Friday, July 10th and ends Wednesday, July 15, 2026 at 1:00 PM. Investment Opportunity – House + 3 Apartments in Downtown Aberdeen Income-producing property featuring a single-family residence plus three apartment units in the heart of Aberdeen. This unique mixed-residential asset provides multiple income streams with a current scheduled annual gross rent of $41,262 per the owner. Situated on a generously sized lot with off-street parking, this property presents an excellent opportunity for investors seeking stable cash flow and future appreciation potential. Property Highlights: • Front House + 3 ap

Key facts

• Off street parking
• 8,750 sq ft lot
• Built 1939

Tags

• INVESTMENT OPPORTUNITY
• INCOME PRODUCING PROPERTY
• MIXED RESIDENTIAL ASSET
• MULTIPLE INCOME STREAMS
• CONVENIENT DOWNTOWN LOCATION
• OFF STREET PARKING

Property features AI

Finance

• Financial info: Ownership is fee simple; Finished above-grade area approximately 2,908 (source: assessor); Total below-grade area reported as 0; Land and improvement assessed values available

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Detached structure; Two total units
• Construction: Other foundation
• Exterior features: Property is within city limits (Aberdeen); No tidal water nearby; Above-grade and below-grade other structures

Interior

• Bedrooms: Four one-bedroom units
• Heating & cooling: Other heating; Other cooling; Other heating fuel; Other cooling fuel; Other hot water
• Interior features: Unfinished basement; At least two access/exit points

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.4% 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: schools C-, 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.
• Market conditions: Rents flat; 187 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $175,000

Questions for the listing agent

1. Built in 1939 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.13%
• DSCR: 1.50
• GRM: 7.1

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-4,865
• Equity at exit: $26,093

10-year hold

• IRR: 3.8%
• Equity multiple: 1.24×
• Total profit: $11,845
• Equity at exit: $15,131

Cash invested: $49,000 (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: 187
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,048 high
• Mortgage (P&I): −$918
• Tax from tax record: −$173 /mo · $2,072/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $454

Break-even live

Break-even rent $1,472

Max offer price $175,000

Occupancy floor 73%

Sensitivity live

Price	-10% $554	-5% $504	+0% $454	+5% $405	+10% $355
Rent	-10% $293	-5% $374	+0% $454	+5% $535	+10% $616
Rate	-1.0pp $543	-0.5pp $499	base $454	+0.5pp $409	+1.0pp $363

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 S Parke St Aberdeen, MD	3.0	1.5	900	$1,700	$1.89	25d	1	0.11mi
27 E Bel Air Ave Unit 1 Aberdeen, MD	3.0	1.0	923	$1,750	$1.90	45d	1	0.27mi
27 E Bel Air Ave Apt 2 Aberdeen, MD	3.0	1.0	944	$1,550	$1.64	45d	1	0.27mi
70 Swan St Aberdeen, MD	3.0	2.0	924	$1,715	$1.86	5d	1	0.45mi
686 Holly Cir Aberdeen, MD	2.0–3.0	1.0	1150	$1,600	$1.39	2d	1	0.75mi
742 Nottingham Dr Aberdeen, MD	3.0	1.0	1084	$2,200	$2.03	5d	1	0.86mi
980 Middelton Rd Aberdeen, MD	1.0–3.0	1.0–2.0	1017	$2,435	$2.39	0d	11	1.19mi

Listing history 7 events

1. 2026-06-21
   days on market $175,000 Active 9 DOM
2. 2026-06-18
   days on market $175,000 Active 6 DOM
3. 2026-06-17
   days on market $175,000 Active 5 DOM
4. 2026-06-16
   days on market $175,000 Active 4 DOM
5. 2026-06-15
   days on market $175,000 Active 3 DOM
6. 2026-06-13
   remarks 688-char remark
7. 2026-06-13
   listed $175,000 Active 1 DOM

ⓘ 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: $2,072 · $173/mo
• Projected year-2 tax: $2,072 · $173/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $24,573
• − Mortgage interest: −$9,803
• − Property taxes: −$2,072
• − Insurance: −$875
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$5,091
• Taxable income: $2,801
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $4,781/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

-65.0% since first listed

3 events — show timeline

• 2026-06-12 Listed $175,000 BRIGHT MLS
• 2023-01-04 Sold (Public Records) $200,000 Public Records
• 2015-11-16 Sold (Public Records) $500,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $2,072 · +0.0% YoY. Source: county tax records.