963 Top View Dr · Edgewood, MD 21040

$194,000

3 bd · 1.5 ba · 1,260 sqft · Townhouse public records · 23 Days on market

Built 1973 2,178 sqft lot Est $218k · 11% under

---

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 +20.3/30.0
• ARV discount +12.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.3/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come and get it! End unit town home in good condition, Wood floors, newer roof, gutters and water heater. Fenced rear yard with two storage sheds included. Needs cosmetic updates but otherwise move in ready. Priced to sell!

Key facts

• New vanity
• Spacious backyard
• Private driveway

Tags

• END-UNIT TOWNHOUSE
• SPACIOUS BACKYARD
• PRIVATE DRIVEWAY
• UPDATED BATHROOM
• NEW TUB
• NEW VANITY

Property features AI

Exterior

• Parking: Asphalt driveway; Driveway parking for 2 cars; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Fee simple ownership; Estimated year built
• Construction: Aluminum siding; Slab foundation
• Exterior features: End of row townhouse; No basement; Above-grade living space

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: 90% forced air heating; Central air conditioning
• Interior features: Dining area; Traditional floor plan
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $194k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/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 $181k (6.6% below list).
• Recommended offer: $181k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 5.5% in Edgewood — 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 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: schools D, 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.
• Market conditions: Rents rising fast (+4.9%/yr); 94 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 29y 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 $76k; list at $194k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $181,174 (6.6% below list)

Questions for the listing agent

1. Built in 1973 — 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 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?
4. 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?
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: 0.93% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $217,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
982 Topview Dr	0.04mi	3/1.5	1,278 (+1%)	3mo	$205,000	$160	93
1860 Eloise Ln	0.24mi	3/1.5	1,240 (-2%)	0mo	$185,000	$149	86
1415 St Christopher Ct	0.40mi	3/1.5	1,224 (-3%)	1mo	$230,000	$188	76
1513 Saint Christopher Ct	0.37mi	3/1.5	1,224 (-3%)	6mo	$237,000	$194	73
1875 Brookside Dr	0.34mi	4/1.5 (+1)	1,240 (-2%)	5mo	$214,900	$173	72
1421 Saint Michael Ct	0.43mi	3/2.0	1,224 (-3%)	2mo	$250,000	$204	71
1770 Judy Way	0.27mi	4/1.5 (+1)	1,360 (+8%)	2mo	$215,000	$158	67
620 Yorkshire Dr	0.54mi	3/3.0	1,240 (-2%)	4mo	$240,000	$194	63
803 Angel Valley Ct	0.49mi	2/2.0 (-1)	1,325 (+5%)	0mo	$223,000	$168	61
844 Angel Valley Ct	0.52mi	3/1.5	1,120 (-11%)	3mo	$240,000	$214	55
1407 Harford Square Dr	0.60mi	3/1.5	1,386 (+10%)	1mo	$224,000	$162	54
815 W Spring Meadow Ct W	0.39mi	2/2.5 (-1)	1,110 (-12%)	7mo	$190,000	$171	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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-12,059
• Equity at exit: $28,926

10-year hold

• IRR: 5.7%
• Equity multiple: 1.46×
• Total profit: $24,886
• Equity at exit: $16,774

Cash invested: $54,320 (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: 94
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,812 high
• Mortgage (P&I): −$1,017
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $249

Break-even live

Break-even rent $1,496

Max offer price $194,000

Occupancy floor 81%

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
962 Topview Dr Edgewood, MD	3.0	1.5	1278	$1,700	$1.33	2d	1	0.05mi
1703 Fountain Rock Way Unit 1703-B Edgewood, MD	2.0	1.0	882	$1,250	$1.42	23d	1	0.12mi
1772 Judy Way Edgewood, MD	3.0	1.5	1040	$2,195	$2.11	43d	1	0.24mi
905 Swallow Crest Ct Unit E Edgewood, MD	2.0	1.0	990	$1,495	$1.51	43d	1	0.25mi
807 Windstream Way Unit 807-C Edgewood, MD	3.0	1.5	1260	$1,800	$1.43	2d	1	0.25mi
805 Windstream Way Unit 805B Edgewood, MD	3.0	1.5	1260	$1,450	$1.15	21d	1	0.25mi
1857 Simons Ct Edgewood, MD	3.0	1.5	1240	$1,700	$1.37	43d	1	0.34mi
802 Kingston Ct Edgewood, MD	1.0–3.0	1.0–1.5	1007	$1,883	$1.87	1d	15	0.37mi
1501 Saint Christopher Ct Edgewood, MD	4.0	2.0	1224	$2,200	$1.80	12d	1	0.39mi
807 W Spring Meadow Ct Edgewood, MD	3.0	1.5	1400	$1,850	$1.32	43d	1	0.42mi
719 Woodbridge Center Way Edgewood, MD	4.0	2.0	994	$2,700	$2.72	17d	1	0.42mi
700 Saint Peters Ct Edgewood, MD	3.0	1.5	1524	$1,100	$0.72	17d	1	0.42mi
705 Bayberry Rd Edgewood, MD	3.0	1.5	1657	$2,600	$1.57	17d	1	0.63mi
1523 Charlestown Dr Edgewood, MD	3.0	1.5	1240	$1,595	$1.29	43d	1	0.77mi
2120 Cedar Dr Apt F Edgewood, MD	3.0	1.5	1000	$1,295	$1.29	43d	1	1.26mi
2033 Armstrong St Edgewood, MD	1.0–4.0	1.0–2.0	1000	$1,766	$1.77	1d	6	1.40mi

Listing history 27 events

1. 2026-06-07
   statusdays on market $194,000 Pending 23 DOM
2. 2026-06-04
   days on market $194,000 Active 22 DOM
3. 2026-06-03
   days on market $194,000 Active 21 DOM
4. 2026-06-02
   days on market $194,000 Active 20 DOM
5. 2026-06-02
   price $194,000 Active 19 DOM
6. 2026-06-01
   days on market $199,000 Active 19 DOM
7. 2026-05-31
   days on market $199,000 Active 18 DOM
8. 2026-05-13
   listed $199,000 Active
9. 2018-06-26
   soldstatus $76,000
10. 2018-05-23
    soldstatus $76,000 Closed 224-char remark

    Show marketing remark (224 chars)

    Come and get it! End unit town home in good condition, Wood floors, newer roof, gutters and water heater. Fenced rear yard with two storage sheds included. Needs cosmetic updates but otherwise move in ready. Priced to sell!

11. 2018-05-23
    soldstatus $76,000 Sold 224-char remark

    Show marketing remark (224 chars)

    Come and get it! End unit town home in good condition, Wood floors, newer roof, gutters and water heater. Fenced rear yard with two storage sheds included. Needs cosmetic updates but otherwise move in ready. Priced to sell!

12. 2018-04-23
    status Pending 224-char remark

    Show marketing remark (224 chars)

    Come and get it! End unit town home in good condition, Wood floors, newer roof, gutters and water heater. Fenced rear yard with two storage sheds included. Needs cosmetic updates but otherwise move in ready. Priced to sell!

13. 2018-04-23
    status Contract 224-char remark

    Show marketing remark (224 chars)

    Come and get it! End unit town home in good condition, Wood floors, newer roof, gutters and water heater. Fenced rear yard with two storage sheds included. Needs cosmetic updates but otherwise move in ready. Priced to sell!

14. 2018-04-16
    listed $75,000 Active 224-char remark

    Show marketing remark (224 chars)

    Come and get it! End unit town home in good condition, Wood floors, newer roof, gutters and water heater. Fenced rear yard with two storage sheds included. Needs cosmetic updates but otherwise move in ready. Priced to sell!

15. 2018-04-16
    listed $75,000 Active 224-char remark

    Show marketing remark (224 chars)

    Come and get it! End unit town home in good condition, Wood floors, newer roof, gutters and water heater. Fenced rear yard with two storage sheds included. Needs cosmetic updates but otherwise move in ready. Priced to sell!

16. 1999-05-05
    soldstatus $67,000
17. 1999-04-29
    soldstatus $67,000
18. 1999-04-01
    historical
19. 1999-02-08
    listed $67,900
20. 1998-10-29
    historical
21. 1998-06-18
    listed
22. 1998-06-11
    historical
23. 1998-06-09
    listed
24. 1998-05-28
    historical
25. 1997-10-08
    listed
26. 1994-02-15
    soldstatus $51,900
27. 1986-10-22
    soldstatus $51,900

ⓘ 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: $1,005 · $84/mo
• Projected year-2 tax: $1,560 · $130/mo
• Expected delta: +$555/yr (+$46/mo · 55.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 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: $21,741
• − Mortgage interest: −$10,867
• − Property taxes: −$1,005
• − Insurance: −$970
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$5,644
• Taxable loss: −$223
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $3,046/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

+283.4% since first listed

20 events — show timeline

• 2026-05-13 Listed $199,000 BRIGHT MLS
• 2018-06-26 Sold (Public Records) $76,000 Public Records
• 2018-05-23 Sold (MLS) $76,000 MRIS
• 2018-05-23 Sold (MLS) $76,000 BRIGHT MLS
• 2018-04-23 Pending — BRIGHT MLS
• 2018-04-23 Pending — MRIS
• 2018-04-16 Listed $75,000 MRIS
• 2018-04-16 Listed $75,000 BRIGHT MLS
• 1999-05-05 Sold (Public Records) $67,000 Public Records
• 1999-04-29 Sold (MLS) $67,000 MRIS
• 1999-04-01 Delisted — MRIS
• 1999-02-08 Listed $67,900 MRIS
• 1998-10-29 Delisted — MRIS
• 1998-06-18 Listed — MRIS
• 1998-06-11 Delisted — MRIS
• 1998-06-09 Listed — MRIS
• 1998-05-28 Delisted — MRIS
• 1997-10-08 Listed — MRIS
• 1994-02-15 Sold (Public Records) $51,900 Public Records
• 1986-10-22 Sold (Public Records) $51,900 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,005 · +7.2% YoY. Source: county tax records.