5 Oakdale Ave · Perryman, MD 21001

$125,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 97 Days on market

Built 1935 9,000 sqft lot $112/sqft · 86% above area

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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
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 6/4/2026 @ 10:00 AM. Bidding ends 6/8/2026 @ 12:50 PM. List Price is Suggested Opening Bid. Deposit: $25,000. Opportunity to acquire a detached home in Aberdeen offering approximately 1,495± square feet of above-grade living space on a 0.21± acre lot (9,000± sq ft) in the Forest Greens area of Harford County. The home is configured for 3 bedrooms and 2 full bathrooms and presents a potential renovation or completion project for investors, contractors, or owner occupants seeking to customize a property. The property appears to have undergone significant renovation work in recent years. Visible improvements include updated exterior siding, roofing, windows, framing, and mechanical rough-ins. Interior systems such as ductwork, plumbing rough-ins, and electrical work appear to be partially installed. Buyers should conduct their own due diligence regarding the condition of the improvements, permitting status, and completion requirements. The home sits on a 0.21± acre lot with driveway parking and access to public water and public sewer service. Located in Aberdeen, Maryland, the property offers convenient access to Aberdeen Proving Ground, Route 40, Havre de Grace, and the Chesapeake Bay region, providing proximity to major employers, shopping, dining, and waterfront recreation. This property may appeal to buyers seeking a value-add opportunity to renovate, complete improvements, or customize the home to their preferences.

Key facts

• Updated roofing
• Public water access
• Updated windows

Tags

• DETACHED HOME
• UPDATED EXTERIOR SIDING
• UPDATED ROOFING
• UPDATED WINDOWS
• DRIVEWAY PARKING
• PUBLIC WATER ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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: Rents flat; 186 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 803 units permitted in Harford County in 2024 (26 in 5+ unit buildings).
• This rent runs 30% of the median local income ($83k/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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.69% ✓
• Cap rate: 14.21%
• Cash-on-cash: 28.29%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (median comp): $67,072
• List price: $125,000
• Delta: 86.37%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Poclain Rd	0.41mi	3/2.0	1,100 (-2%)	12mo	$54,000	$49	64
1909 Bruce Rd	0.44mi	3/1.5	1,100 (-2%)	19mo	$53,500	$49	58
201 Forest Grn	0.54mi	3/2.0	1,000 (-11%)	1mo	$65,000	$65	52
1903 Bennett Rd	0.51mi	3/2.0	1,250 (+12%)	4mo	$90,000	$72	50
228 Poclain Dr	0.58mi	2/2.0 (-1)	1,000 (-11%)	1mo	$49,990	$50	46
230 Poclain	0.60mi	2/2.0 (-1)	1,000 (-11%)	1mo	$67,500	$68	44
223 Poclain	0.49mi	2/2.0 (-1)	975 (-13%)	6mo	$79,500	$82	42

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 · 0.28% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 1.76×
• Total profit: $26,699
• Equity at exit: $18,638

10-year hold

• IRR: 25.8%
• Equity multiple: 2.98×
• Total profit: $69,159
• Equity at exit: $10,808

Cash invested: $35,000 (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 21001

• Home prices YoY: -30.5%
• Rents YoY: 0.3%
• Active inventory: 186
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,109 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$133 /mo · $1,599/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $825

Break-even live

Break-even rent $1,064

Max offer price $125,000

Occupancy floor 56%

Sensitivity live

Price	-10% $896	-5% $861	+0% $825	+5% $790	+10% $754
Rent	-10% $659	-5% $742	+0% $825	+5% $908	+10% $992
Rate	-1.0pp $888	-0.5pp $857	base $825	+0.5pp $793	+1.0pp $760

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1250 Independence Sq Belcamp, MD	3.0	1.5	1152	$1,950	$1.69	44d	1	1.32mi
4600 Annhurst Dr Belcamp, MD	1.0–2.0	1.0	720	$1,730	$2.40	2d	8	1.42mi

Listing history 21 events

1. 2026-06-18
   days on market $125,000 Active 97 DOM
2. 2026-06-17
   days on market $125,000 Active 96 DOM
3. 2026-06-16
   days on market $125,000 Active 95 DOM
4. 2026-06-15
   days on market $125,000 Active 94 DOM
5. 2026-06-13
   days on market $125,000 Active 92 DOM
6. 2026-06-09
   days on market $125,000 Active 88 DOM
7. 2026-06-08
   days on market $125,000 Active 87 DOM
8. 2026-06-07
   days on market $125,000 Active 86 DOM
9. 2026-06-04
   days on market $125,000 Active 83 DOM
10. 2026-06-03
    days on market $125,000 Active 82 DOM
11. 2026-06-02
    days on market $125,000 Active 81 DOM
12. 2026-06-01
    days on market $125,000 Active 80 DOM
13. 2026-05-31
    days on market $125,000 Active 79 DOM
14. 2026-03-13
    listed $125,000 Active 1580-char remark

    Show marketing remark (1580 chars)

    ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 6/4/2026 @ 10:00 AM. Bidding ends 6/8/2026 @ 12:50 PM. List Price is Suggested Opening Bid. Deposit: $25,000. Opportunity to acquire a detached home in Aberdeen offering approximately 1,495± square feet of above-grade living space on a 0.21± acre lot (9,000± sq ft) in the Forest Greens area of Harford County. The home is configured for 3 bedrooms and 2 full bathrooms and presents a potential renovation or completion project for investors, contractors, or owner occupants seeking to customize a property. The property appears to have undergone significant renovation work in recent years. Visible improvements include updated exterior siding, roofing, windows, framing, and mechanical rough-ins. Interior systems such as ductwork, plumbing rough-ins, and electrical work appear to be partially installed. Buyers should conduct their own due diligence regarding the condition of the improvements, permitting status, and completion requirements. The home sits on a 0.21± acre lot with driveway parking and access to public water and public sewer service. Located in Aberdeen, Maryland, the property offers convenient access to Aberdeen Proving Ground, Route 40, Havre de Grace, and the Chesapeake Bay region, providing proximity to major employers, shopping, dining, and waterfront recreation. This property may appeal to buyers seeking a value-add opportunity to renovate, complete improvements, or customize the home to their preferences.

15. 2026-02-28
    historical
16. 2026-01-27
    listed $150,000 Active
17. 2025-03-10
    soldstatus $125,000
18. 2010-12-14
    soldstatus $50,100
19. 2010-11-30
    soldstatus $50,100
20. 2010-10-08
    historical
21. 2009-01-26
    listed $64,900

ⓘ 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: $1,599 · $133/mo
• Projected year-2 tax: $1,599 · $133/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,307
• − Mortgage interest: −$7,002
• − Property taxes: −$1,599
• − Insurance: −$625
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − Depreciation: −$3,636
• Taxable income: $8,395
• Est. tax owed @ 24.0%: −$2,015
• After-tax cash flow: $7,887/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 — 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
• County: Harford County · 198,512 people
• City population: 75
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 27,168
• Household income: $83,238
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 736.0

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 0.62)
• Race & ethnicity: White 54% Black 28% Hispanic / Latino 9% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 3% Slovak 1% Scotch-Irish 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 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: ▼ -108.65%
• Current HPI: 247.668
• Rent YoY: ▲ 0.28%
• 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

+92.6% since first listed

8 events — show timeline

• 2026-03-13 Listed $125,000 BRIGHT MLS
• 2026-02-28 Listing Removed — BRIGHT MLS
• 2026-01-27 Listed $150,000 BRIGHT MLS
• 2025-03-10 Sold (Public Records) $125,000 Public Records
• 2010-12-14 Sold (Public Records) $50,100 Public Records
• 2010-11-30 Sold (MLS) $50,100 BRIGHT MLS
• 2010-10-08 Listing Removed — BRIGHT MLS
• 2009-01-26 Listed $64,900 BRIGHT MLS

Property tax history

+1.6%/yr

Latest (2025): $1,599 · +4.4% YoY. Source: county tax records.