2735 Beckon Dr · Edgewood, MD 21040

$275,000

4 bd · 1.0 ba · 1,272 sqft · Townhouse public records · 9 Days on market

Built 1990 3,049 sqft lot Est $252k · 9% over $15/mo HOA · 1% of rent

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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 +14.7/30.0
• DSCR +4.5/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• ARV discount +3.4/15.0
• 1% rule +3.3/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

End of group townhome in West Shore! Three finished levels * Eat in kitchen with stainless steel appliances. Family room with wood burning fireplace, full bath 4th bedroom/den and slider that leads to patio, fenced yard and deck. Roof approximately 5 years old. Schedule your showing today!

Key facts

• Built-in wet bar
• Ceramic backsplash
• Fenced rear yard

Tags

• FULLY FINISHED LEVELS
• STAINLESS STEEL APPLIANCES
• CERAMIC BACKSPLASH
• BUILT-IN WET BAR
• FENCED REAR YARD
• COMMON AREA GREEN-SPACE

Property features AI

Finance

• Other: Property manager present; Not in a federal flood zone; Pets allowed (cats and dogs); Below-grade finished living area (estimated 500); Above-grade finished area reported by assessor
• HOA & community: HOA fee of $46.66 quarterly; HOA fees include common area maintenance

Exterior

• Parking: One assigned parking space; On-street parking available; Assigned parking
• Utilities: Public water; Public sewer
• Home design: End of row townhouse; Fee simple ownership; Property in good condition; Effective year of major renovation: 2023
• Construction: Vinyl siding; Asphalt roof; Other foundation type; Originally built (year source: assessor)
• Exterior features: Rear fencing; Deck(s); Patio(s); Corner property that backs to open common area; Walkout lower level

Interior

• Kitchen: Built-in microwave; Stainless steel appliances; Oven/Range - Electric; Refrigerator; Dishwasher; Exhaust fan; Butler's pantry (additional prep/storage space)
• Bedrooms: Three bedrooms on the upper level; One bedroom on the lower level
• Flooring: Carpet; Ceramic tile; Luxury vinyl tile
• Bathrooms: Two full bathrooms (one on upper level, one on lower level)
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling components; Electric hot water
• Interior features: Attic; Ceiling fans; Combination dining and living area; Traditional floor plan; Pantry; Recessed lighting; 2nd kitchen; Walk-in shower in bathroom; Built-in shelving/cabinetry; Butler's pantry; Combination kitchen and dining
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $13 ($161/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 $228k (17.0% below list).
• Recommended offer: $228k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.5% in Edgewood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#118 in MD, #4,991 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities D, 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: Deerfield Elementary (math 7% / reading 17%, grade F, #550 of 860 statewide, top 66%, 728 students, 78% FRL); Edgewood Middle (math 7% / reading 31%, grade F, #155 of 225 statewide, top 70%, 999 students, 72% FRL); Edgewood High (math 43% / reading 54%, grade D, #111 of 222 statewide, top 50%, 1,415 students, 62% FRL) — zoned schools average 71% FRL vs 24% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 95 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 803 units permitted in Harford County in 2024 (26 in 5+ unit buildings).
• This rent runs 34% of the median local income ($82k/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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 27y ago 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.
• Current owner paid $200k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; 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 $228,233 (17.0% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $251,856
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2811 Beckon Dr	0.11mi	4/1.5	1,440 (+13%)	13mo	$285,000	$198	60
925 Pirates Ct	0.18mi	3/3.0 (-1)	1,461 (+15%)	3mo	$270,000	$185	51
2715 Beckon Dr	0.05mi	3/3.0 (-1)	1,435 (+13%)	21mo	$288,900	$201	46

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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.49×
• Total profit: $-39,249
• Equity at exit: $41,003

10-year hold

• IRR: -2.5%
• Equity multiple: 0.82×
• Total profit: $-14,040
• Equity at exit: $23,777

Cash invested: $77,000 (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 21040

• Home prices YoY: -29.4%
• Rents YoY: 4.9%
• Active inventory: 95
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,282 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$162 /mo · $1,949/yr
• Insurance: −$115
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$15
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $13

Break-even live

Break-even rent $2,265

Max offer price $275,000

Occupancy floor 94%

Sensitivity live

Price	-10% $169	-5% $91	+0% $13	+5% $-64	+10% $-142
Rent	-10% $-167	-5% $-77	+0% $13	+5% $104	+10% $194
Rate	-1.0pp $152	-0.5pp $83	base $13	+0.5pp $-58	+1.0pp $-130

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1046 Agate Dr Unit 1 Edgewood, MD	4.0	2.5	1440	$2,150	$1.49	19d	1	0.09mi
2828 Beckon Dr Edgewood, MD	3.0	2.5	1764	$2,300	$1.30	45d	1	0.20mi
2842 Beckon Dr Unit 1 Edgewood, MD	4.0	1.5	1296	$2,100	$1.62	45d	1	0.23mi
3184 Ebbtide Dr Edgewood, MD	3.0	3.0	1224	$2,600	$2.12	22d	1	0.79mi
3184 Ebbtide Dr Edgewood, MD	3.0	3.0	1224	$2,600	$2.12	45d	1	0.79mi
619 Hartwood Ln Edgewood, MD	4.0	1.5	1716	$2,300	$1.34	45d	1	0.84mi
2816 Profitt Path Edgewood, MD	4.0	3.0	1660	$2,900	$1.75	45d	1	1.04mi
2120 Cedar Dr Apt F Edgewood, MD	3.0	1.5	1000	$1,295	$1.29	45d	1	1.24mi
313 Winterberry Dr Edgewood, MD	3.0	2.5	1798	$2,095	$1.17	22d	1	1.25mi
1857 Simons Ct Edgewood, MD	3.0	1.5	1240	$1,700	$1.37	45d	1	1.36mi
705 Bayberry Rd Edgewood, MD	3.0	1.5	1657	$2,600	$1.57	19d	1	1.36mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 7 events

1. 2026-06-21
   days on market $275,000 Active 9 DOM
2. 2026-06-18
   days on market $275,000 Active 6 DOM
3. 2026-06-17
   days on market $275,000 Active 5 DOM
4. 2026-06-16
   days on market $275,000 Active 4 DOM
5. 2026-06-15
   days on market $275,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $275,000 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: $1,949 · $162/mo
• Projected year-2 tax: $2,473 · $206/mo
• Expected delta: +$524/yr (+$44/mo · 26.9%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,388
• − Mortgage interest: −$15,404
• − Property taxes: −$1,949
• − Insurance: −$2,042
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − HOA: −$180
• − Depreciation: −$8,000
• Taxable loss: −$4,569
• Est. tax savings @ 24.0%: +$1,096
• After-tax cash flow: $1,257/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 — Edgewood

• Score: 73/100
• State rank: #118
• US rank: #4991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgewood, MD
• County: Harford County · 198,512 people
• City population: 24,960
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 24,960
• Household income: $81,704
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 859.0

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 0.66)
• Race & ethnicity: Black 45% White 36% Two or more races 11% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 4% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 5% Russian/Polish/Slavic 2% 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: ▼ -106.14%
• Current HPI: 254.2305
• Rent YoY: ▲ 4.92%
• 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

+233.3% since first listed

34 events — show timeline

• 2026-06-12 Listed $275,000 BRIGHT MLS
• 2026-01-23 Rental Removed $2,089 Tricon
• 2026-01-21 Price Changed $2,089 Tricon
• 2026-01-14 Price Changed $2,039 Tricon
• 2025-11-25 Listed for Rent $1,999 Tricon
• 2021-06-07 Sold (Public Records) $200,000 Public Records
• 2021-03-25 Sold (MLS) $200,000 BRIGHT MLS
• 2021-03-04 Relisted — BRIGHT MLS
• 2021-03-03 Listing Removed — BRIGHT MLS
• 2021-02-28 Listed $189,900 BRIGHT MLS
• 2014-06-18 Sold (Public Records) $106,800 Public Records
• 2014-06-11 Delisted — MRIS
• 2014-06-06 Sold (MLS) $106,800 BRIGHT MLS
• 2014-06-06 Sold (MLS) $106,800 MRIS
• 2014-03-17 Pending — MRIS
• 2014-03-17 Listing Removed — BRIGHT MLS
• 2014-02-24 Price Changed $105,000 MRIS
• 2014-01-28 Relisted — MRIS
• 2014-01-28 Price Changed $110,000 MRIS
• 2013-09-30 Pending — MRIS
• 2013-09-12 Price Changed $100,000 MRIS
• 2013-08-30 Price Changed $110,000 MRIS
• 2013-08-21 Price Changed $120,000 MRIS
• 2013-08-14 Listed $130,000 MRIS
• 2013-08-13 Listed $105,000 BRIGHT MLS
• 2000-08-23 Sold (Public Records) $95,000 Public Records
• 2000-08-15 Sold (MLS) $95,000 MRIS
• 2000-07-01 Delisted — MRIS
• 2000-04-28 Listed $94,900 MRIS
• 2000-04-13 Delisted — MRIS
• 1999-09-24 Listed — MRIS
• 1990-11-01 Sold (Public Records) $85,535 Public Records
• 1990-07-31 Sold (Public Records) $174,900 Public Records
• 1990-07-31 Sold (Public Records) $82,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,949 · +27.5% YoY. Source: county tax records.