718 Revolution St · Havre de Grace, MD 21078

$199,999

4 bd · 2.0 ba · 1,650 sqft · SingleFamily public records · 25 Days on market

Built 1930 7,882 sqft lot Est $358k · 44% under

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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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.7/10.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tenant occupied income producing duplex now available in Havre de Grace! Apt A is a 2 bed 1 bath first floor apt that currently rents for $1400 per month to tenants who are month to month. Apt B is a 3 bed 1 bath second floor apt that currently rents for $1550 per month to tenants who are within a year lease that will turn month to month August 1, 2026. All utilities including electric are included in the tenant's rent amounts other than cable.

Key facts

• 7,882 sq ft lot
• 6 parking spots
• Built 1930

Property features AI

Finance

• Other: Assessor listed living area and year-built source

Exterior

• Parking: Driveway parking for 6 vehicles (total of 6 garage and parking spaces)
• Utilities: Public water; Public sewer; Electric utilities
• Home design: Detached property; Fee simple ownership
• Construction: Foundation: Other; Finished above-grade area: 1,650; Unfinished below-grade area: 1,064
• Exterior features: Above-grade and below-grade structures; Property located within city limits of Havre de Grace

Interior

• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Heating & cooling: Baseboard electric heating; Window air conditioning units; Electric hot water
• Interior features: Detached structure

🏷️ Possibly a rental listed for sale. The $199,999 price doesn't fit this home's estimated sale value (~$358,050) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.4% in Havre de Grace — 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 82/100 on livability (#32 in MD, #1,087 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: amenities C-, cost of living C-.
• 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: Havre De Grace Elementary (math 15% / reading 27%, grade F, #332 of 860 statewide, top 39%, 566 students, 56% FRL); Havre De Grace Middle (math 8% / reading 41%, grade F, #108 of 225 statewide, top 50%, 626 students, 47% FRL); Havre De Grace High (math 47% / reading 62%, grade C-, #91 of 222 statewide, top 42%, 818 students, 40% FRL) — zoned schools average 47% FRL vs 24% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 178 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 25 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,999 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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: 1.07% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.46%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $358,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 Lewis St	0.07mi	3/2.5 (-1)	1,504 (-9%)	6mo	$340,000	$226	70
358 Bourbon St	0.43mi	3/2.0 (-1)	1,649 (-0%)	9mo	$225,000	$136	68
556 Congress Ave	0.34mi	3/2.0 (-1)	1,828 (+11%)	1mo	$240,000	$131	60
114 Anderson Ave	0.43mi	4/2.5	1,760 (+7%)	15mo	$379,000	$215	54
559 Girard St	0.20mi	3/2.5 (-1)	1,844 (+12%)	17mo	$480,000	$260	50
516 N Adams St	0.63mi	3/2.5 (-1)	1,528 (-7%)	3mo	$380,000	$249	49
112 Concove Way	0.63mi	4/3.0	1,800 (+9%)	3mo	$355,000	$197	49
716 S Washington St	0.37mi	3/2.5 (-1)	1,440 (-13%)	11mo	$428,000	$297	45
719 Warren St	0.60mi	3/2.0 (-1)	1,536 (-7%)	13mo	$270,000	$176	45
213 Stokes St	0.44mi	3/2.5 (-1)	1,840 (+12%)	11mo	$425,000	$231	44
662 Otsego St	0.65mi	4/2.0	1,842 (+12%)	16mo	$335,000	$182	37
140 Bay Blvd	0.63mi	3/2.0 (-1)	1,424 (-14%)	13mo	$309,000	$217	32

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-7,283
• Equity at exit: $29,821

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $25,950
• Equity at exit: $17,292

Cash invested: $56,000 (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 21078

• Home prices YoY: -33.4%
• Active inventory: 178
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,138 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$162 /mo · $1,942/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $395

Break-even live

Break-even rent $1,638

Max offer price $199,999

Occupancy floor 77%

Sensitivity live

Price	-10% $508	-5% $451	+0% $395	+5% $338	+10% $282
Rent	-10% $226	-5% $310	+0% $395	+5% $479	+10% $564
Rate	-1.0pp $496	-0.5pp $446	base $395	+0.5pp $343	+1.0pp $290

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
517 Bourbon St Havre de Grace, MD	3.0	1.0	1650	$1,695	$1.03	14d	1	0.32mi
434 Battery Dr Havre de Grace, MD	3.0	1.5	1180	$1,950	$1.65	0d	2	0.60mi
1232 Battery Dr Havre de Grace, MD	4.0	1.5	1320	$1,850	$1.40	45d	1	0.61mi
606 Water St Havre de Grace, MD	3.0	2.0	1080	$1,475	$1.37	3d	1	0.74mi
1745 Lawder Cir Havre de Grace, MD	4.0	2.5	1934	$3,000	$1.55	25d	1	1.49mi
1745 Lawder Cir Havre de Grace, MD	4.0	2.5	1934	$2,900	$1.50	16d	1	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $199,999 Active 25 DOM
2. 2026-06-18
   days on market $199,999 Active 22 DOM
3. 2026-06-17
   days on market $199,999 Active 21 DOM
4. 2026-06-16
   days on market $199,999 Active 20 DOM
5. 2026-06-15
   days on market $199,999 Active 19 DOM
6. 2026-06-13
   days on market $199,999 Active 17 DOM
7. 2026-06-09
   days on market $199,999 Active 13 DOM
8. 2026-06-08
   days on market $199,999 Active 12 DOM
9. 2026-06-07
   days on market $199,999 Active 11 DOM
10. 2026-06-04
    days on market $199,999 Active 8 DOM
11. 2026-06-03
    days on market $199,999 Active 7 DOM
12. 2026-06-02
    days on market $199,999 Active 6 DOM
13. 2026-06-01
    days on market $199,999 Active 5 DOM
14. 2026-05-31
    days on market $199,999 Active 4 DOM
15. 2026-05-27
    listed $199,999 Active
16. 2022-09-16
    soldstatus $850,000
17. 2002-08-05
    soldstatus $105,000
18. 2002-07-16
    soldstatus $105,000
19. 2002-06-22
    historical
20. 2002-03-22
    listed $120,000

ⓘ 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: $1,942 · $162/mo
• Projected year-2 tax: $2,061 · $172/mo
• Expected delta: +$119/yr (+$10/mo · 6.1%)

ⓘ 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 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,652
• − Mortgage interest: −$11,203
• − Property taxes: −$1,942
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − Depreciation: −$5,818
• Taxable income: $1,585
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $4,358/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 — Havre de Grace

• Score: 82/100
• State rank: #32
• US rank: #1087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Havre de Grace, MD
• County: Harford County · 198,512 people
• City population: 20,030
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 20,030
• Household income: $106,667
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 327.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 1% 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: ▼ -119.95%
• Current HPI: 239.1951
• Rent YoY: —
• 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

+66.7% since first listed

6 events — show timeline

• 2026-05-27 Listed $199,999 BRIGHT MLS
• 2022-09-16 Sold (Public Records) $850,000 Public Records
• 2002-08-05 Sold (Public Records) $105,000 Public Records
• 2002-07-16 Sold (MLS) $105,000 MRIS
• 2002-06-22 Delisted — MRIS
• 2002-03-22 Listed $120,000 MRIS

Property tax history

-0.7%/yr

Latest (2025): $1,942 · +4.9% YoY. Source: county tax records.