428 Pollack Dr · Perryman, MD 21130

$99,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 107 Days on market

Built 1998 Good condition 4,356 sqft lot $66/sqft · 65% below area ↓ 21% since listing

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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 +7.5/15.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Beautifully renovated Doublewide home in Perryman, MD. This 1500 sq ft home offers a completely updated kitchen, luxury vinyl plank flooring, newer ac, and cathedral ceilings! There are 3 spacious bedrooms along with an open concept living room / kitchen/dining. The kitchen has a large island, perfect for family cooking. Enjoy the spa tub in the primary 4-piece bathroom. This home is located in Pioneer Mobile Park. Please call park to verify ground rent ($750.00/Month). Schedule your tour soon!

Key facts

• Large island
• Updated kitchen
• Spa tub

Tags

• RENOVATED DOUBLEWIDE HOME
• UPDATED KITCHEN
• LARGE ISLAND
• SPA TUB

🏷️ Possibly a rental listed for sale. The $99,000 price doesn't fit this home's estimated sale value (~$281,036) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: 1 active listings in the ZIP; 803 units permitted in Harford County in 2024 (26 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.72% ✓
• Cap rate: 14.32%
• Cash-on-cash: 28.67%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (median comp): $281,036
• List price: $99,000
• Delta: -64.77%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1536 Perryman Rd	0.33mi	4/2.0 (+1)	1,466 (-2%)	1mo	$329,000	$224	75
1531 Perryman Rd	0.33mi	3/1.0	1,612 (+8%)	15mo	$246,800	$153	56
1534 Perryman Rd	0.34mi	3/1.5	1,560 (+4%)	24mo	$310,000	$199	56
1406 Cranberry Rd	0.70mi	3/2.0	1,512 (+1%)	23mo	$300,000	$198	47

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: 34.6%
• Equity multiple: 2.95×
• Total profit: $54,140
• Equity at exit: $44,515

10-year hold

• IRR: 34.8%
• Equity multiple: 5.82×
• Total profit: $133,658
• Equity at exit: $68,602

Cash invested: $27,720 (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 21130

• Active inventory: 1
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,704 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $662

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 56%

Sensitivity live

Price	-10% $731	-5% $697	+0% $662	+5% $628	+10% $594
Rent	-10% $528	-5% $595	+0% $662	+5% $730	+10% $797
Rate	-1.0pp $712	-0.5pp $688	base $662	+0.5pp $637	+1.0pp $611

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-08
   days on market $99,000 Active 107 DOM
2. 2026-06-07
   days on market $99,000 Active 106 DOM
3. 2026-06-04
   days on market $99,000 Active 103 DOM
4. 2026-06-03
   days on market $99,000 Active 102 DOM
5. 2026-06-02
   days on market $99,000 Active 101 DOM
6. 2026-06-01
   days on market $99,000 Active 100 DOM
7. 2026-05-31
   days on market $99,000 Active 99 DOM
8. 2026-02-21
   listed $99,000 Active 499-char remark

   Show marketing remark (499 chars)

   Beautifully renovated Doublewide home in Perryman, MD. This 1500 sq ft home offers a completely updated kitchen, luxury vinyl plank flooring, newer ac, and cathedral ceilings! There are 3 spacious bedrooms along with an open concept living room / kitchen/dining. The kitchen has a large island, perfect for family cooking. Enjoy the spa tub in the primary 4-piece bathroom. This home is located in Pioneer Mobile Park. Please call park to verify ground rent ($750.00/Month). Schedule your tour soon!

9. 2026-01-27
   historical
10. 2025-09-24
    price $99,000
11. 2025-09-06
    price $109,900
12. 2025-08-16
    price $119,900
13. 2025-08-03
    listed $124,900 Active
14. 2025-07-27
    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: $20,454
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$2,880
• Taxable income: $6,776
• Est. tax owed @ 24.0%: −$1,626
• After-tax cash flow: $6,322/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 beautifully renovated doublewide home in Perryman, MD offers a completely updated kitchen, luxury vinyl plank flooring, and newer AC. The home is in good condition with no major repairs needed, making it a great investment opportunity.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Replace window treatments — New window treatments can improve energy efficiency and aesthetics
• Both Install smart home devices — Smart home devices can increase home value and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace window treatments — New window treatments can improve energy efficiency and aesthetics ↑
• Both Install smart home devices — Smart home devices can increase home value and convenience ↑

ⓘ 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
• City population: 75
• Population (ZIP): 75

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 (100%)
• Race & ethnicity: White 100%

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: —
• Current HPI: —
• 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

-20.7% since first listed

7 events — show timeline

• 2026-02-21 Listed $99,000 BRIGHT MLS
• 2026-01-27 Listing Removed — BRIGHT MLS
• 2025-09-24 Price Changed $99,000 BRIGHT MLS
• 2025-09-06 Price Changed $109,900 BRIGHT MLS
• 2025-08-16 Price Changed $119,900 BRIGHT MLS
• 2025-08-03 Listed $124,900 BRIGHT MLS
• 2025-07-27 Coming Soon — BRIGHT MLS