428 Pollack Dr

Perryman, MD 21130

$99,000B

3 bd · 2.0 ba · 1,500 sqft · Built 1998 · SingleFamily · Active · 107 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,704/mo
• Mortgage (P&I): −$519
• Tax + insurance: −$165
• HOA: −$0
• Vac / Maint / Mgmt: −$358
• Net cashflow: $662/mo
• Annual: $7,949/yr
• Cap rate: 14.32%
• Cash-on-cash: 28.67%
• DSCR: 2.28
• 1% rule: 1.72%
• Cash to close: $27,720

Investor read

• This is a 3-bed/2.0-bath single-family listed at $99k. Condition is rated good.
• 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).
• It's been on market 107 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• In year one you build about $4k of equity ($684 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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+, amenities 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: G. Lisby Elementary At Hillsdale (math 8% / reading 12%, grade F, #614 of 860 statewide, top 75%, 503 students, 72% 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 63% FRL vs 24% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 803 units permitted in Harford County in 2024 (26 in 5+ unit buildings).
• 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.
• 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.
• 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.

Questions for listing agent

• 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?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.