3862 Salem Church Rd · Jarrettsville, MD 21084

$250,000

4 bd · 2.0 ba · 1,982 sqft · SingleFamily public records · 8 Days on market

Built 1954 1.97 ac lot $126/sqft · 45% below area Est $452k · 45% under

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.0/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor, renovator, or vision buyer opportunity in rural Jarrettsville. 3862 Salem Church Road sits on 1.97 acres with beautiful sweeping farmland views and a setting full of long-term potential. The existing 1954 split-level home offers 4 bedrooms, 2 full bathrooms, approximately 1,982 finished square feet above grade, an attached 2-car garage, a large unfinished basement level, and a detached shed. This property requires extensive renovation and is not currently livable in its present condition. The value is in the land, the rural setting, and the opportunity to create the finished product. This is not a home for a buyer seeking a move-in-ready property or a typical financed purchase. Pr

Key facts

• 1.97 acre lot
• 2 garage spots
• Built 1954

Property features AI

Exterior

• Parking: Attached garage with side entry (2 garage spaces); Driveway; Covered parking
• Utilities: Septic system exists; Water source: Other; Power/utilities details listed as Other
• Home design: Detached structure
• Construction: Brick construction; Foundation: Other
• Exterior features: Not in a federal flood zone; Tidal water: No; Other structures above grade and below grade; Total below-grade area provided

Interior

• Kitchen: Kitchen (details not provided)
• Bedrooms: Two bedrooms on the main level; Two bedrooms on the first upper level
• Bathrooms: One full bathroom on the main level; One full bathroom on the first upper level; Two full bathrooms total
• Heating & cooling: Heating: Other; Heating fuel: Other; Cooling: Other; Cooling fuel: Other; Hot water: Other
• Interior features: Brick fireplace (1) with brick surround; Basement present (other type)
• Laundry & utility: Living area source: Assessor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 9.6% vs local median 2.0% in Jarrettsville — 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 71/100 on livability (#151 in MD) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: 30 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000

Questions for the listing agent

1. Built in 1954 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.20% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.89%
• DSCR: 1.53
• GRM: 6.9

CMA / ARV

• ARV (median comp): $451,945
• List price: $250,000
• Delta: -44.68%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3919 Emrick Ln	0.39mi	3/2.0 (-1)	1,938 (-2%)	0mo	$466,000	$240	73
4005 Security Ln	0.66mi	4/2.0	2,104 (+6%)	6mo	$450,000	$214	54

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: $3,664
• Equity at exit: $37,276

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $60,110
• Equity at exit: $21,615

Cash invested: $70,000 (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 21084

• Home prices YoY: -31.0%
• Active inventory: 30
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$261 /mo · $3,137/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $693

Break-even live

Break-even rent $2,122

Max offer price $250,000

Occupancy floor 72%

Sensitivity live

Price	-10% $835	-5% $764	+0% $693	+5% $623	+10% $552
Rent	-10% $456	-5% $575	+0% $693	+5% $812	+10% $930
Rate	-1.0pp $819	-0.5pp $757	base $693	+0.5pp $629	+1.0pp $563

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3922 Emrick Ln Jarrettsville, MD	3.0	2.0	1421	$3,000	$2.11	24d	1	0.39mi

Listing history 3 events

1. 2026-05-13
   status Pending 1233-char remark
2. 2026-05-06
   listed $250,000 Active 1233-char remark
3. 2026-04-30
   historical $250,000 1233-char remark

ⓘ 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: $3,137 · $261/mo
• Projected year-2 tax: $3,137 · $261/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,000
• − Mortgage interest: −$14,004
• − Property taxes: −$3,137
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$7,273
• Taxable income: $4,576
• Est. tax owed @ 24.0%: −$1,098
• After-tax cash flow: $7,222/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 — Jarrettsville

• Score: 71/100
• State rank: #151
• US rank: #6742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,488
• Population (ZIP): 7,488

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 (92%)
• Race & ethnicity: White 92% Asian 3% Two or more races 3%
• Common ancestry: Romanian 13% Slovak 3% Lithuanian 2%
• Foreign-born: 3% · Vietnam, Canada, China
• Languages at home: 96% English-only · Chinese 3% Spanish 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: ▼ -115.77%
• Current HPI: 257.792
• Rent YoY: —
• Metro: —
• 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

4 events — show timeline

• 2026-05-13 Pending — BRIGHT MLS
• 2026-05-13 Listing Removed — BRIGHT MLS
• 2026-05-06 Listed $250,000 BRIGHT MLS
• 2026-04-30 Coming Soon — BRIGHT MLS

Property tax history

-1.1%/yr

Latest (2025): $3,137 · +7.0% YoY. Source: county tax records.