1886 Grempler Way · Edgewood, MD 21040

$229,999

6 bd · 1.5 ba · 1,456 sqft · Townhouse public records · 68 Days on market

Built 1974 1,440 sqft lot $158/sqft · 20% above area Est $214k · 7% over $130/mo HOA · 5% of rent

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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 +22.9/30.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• ARV discount +4.1/15.0
• 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

Step into modern comfort with this stunningly renovated 6-bedroom, 1.5-bathroom townhome on 1886 Grempler way. This home is fully upgraded and move-in ready, shines with designer finishes, fresh neutral paint, and sleek new flooring throughout a mix of vinyl and carpet. Low property taxes makes it more attractive. This house has a brand new architectural roof that will last you many years to come, brand new stainless steel appliances and brand new kitchen cabinets. The furnace and hot water heater are only around 4 years old. Main floor and basement has brand new vinyl flooring, all upstairs has brand new carpet. The heart of the home is a stylish, contemporary kitchen that flows into bright, inviting living spaces of dining and living room bathed in natural light and the exterior kitchen door opens up to a spacious deck for a family barbecue time. For ultimate versatility, the expansive walk-out basement offers a sun-drenched "bonus" level—perfect for a high-end home office, a cozy media room, or a private guest retreat that comes out with an additional bedroom of it is own. Or you can even consider to rent it out with some updates and upgrades to a close friend or a family member since it has a back sliding door that opens up to a fenced in gated back yard. The main floor has 1 half bathroom and a bedroom. When you walk upstairs you will see the 4 bedrooms and a full bathroom on the second level and when you walk down to the basement you will have an additional bedroom in there a total of 6 bedrooms that this house features. Whether you’re seeking a polished primary residence or a turnkey investment property, this home delivers effortless living from day one. Perfectly positioned near premier shopping, top-rated schools, and major commuter arteries, this is a rare opportunity to own a "like-new" home in a prime location.

Key facts

• $130 HOA
• Built 1974
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 6-bed/1.5-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; solid renter incomes; 803 units permitted in Harford County in 2024 (26 in 5+ unit buildings).
• This rent runs 35% 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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 $83k; list at $230k implies a 177% 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 $216,199 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.50%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (median comp): $213,989
• List price: $229,999
• Delta: 7.48%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1885 Brookside Dr	0.07mi	5/1.5 (-1)	1,456 (0%)	16mo	$215,000	$148	79
1826 Eloise Ln	0.20mi	5/2.0 (-1)	1,456 (0%)	20mo	$215,000	$148	67

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-6,984
• Equity at exit: $34,294

10-year hold

• IRR: 8.8%
• Equity multiple: 1.73×
• Total profit: $46,799
• Equity at exit: $19,886

Cash invested: $64,400 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,381 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$47 /mo · $563/yr
• Insurance: −$96
• HOA: −$130
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $402

Break-even live

Break-even rent $1,872

Max offer price $229,999

Occupancy floor 78%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: watersecurity

Listing history 21 events

1. 2026-06-18
   days on market $229,999 Active 68 DOM
2. 2026-06-17
   days on market $229,999 Active 67 DOM
3. 2026-06-16
   days on market $229,999 Active 66 DOM
4. 2026-06-15
   days on market $229,999 Active 65 DOM
5. 2026-06-13
   days on market $229,999 Active 63 DOM
6. 2026-06-09
   days on market $229,999 Active 59 DOM
7. 2026-06-08
   days on market $229,999 Active 58 DOM
8. 2026-06-07
   days on market $229,999 Active 57 DOM
9. 2026-06-04
   days on market $229,999 Active 54 DOM
10. 2026-06-03
    days on market $229,999 Active 53 DOM
11. 2026-06-02
    days on market $229,999 Active 52 DOM
12. 2026-06-01
    days on market $229,999 Active 51 DOM
13. 2026-05-31
    days on market $229,999 Active 50 DOM
14. 2026-04-11
    listed $229,999 Active 1886-char remark

    Show marketing remark (1886 chars)

    Step into modern comfort with this stunningly renovated 6-bedroom, 1.5-bathroom townhome on 1886 Grempler way. This home is fully upgraded and move-in ready, shines with designer finishes, fresh neutral paint, and sleek new flooring throughout a mix of vinyl and carpet. Low property taxes makes it more attractive. This house has a brand new architectural roof that will last you many years to come, brand new stainless steel appliances and brand new kitchen cabinets. The furnace and hot water heater are only around 4 years old. Main floor and basement has brand new vinyl flooring, all upstairs has brand new carpet. The heart of the home is a stylish, contemporary kitchen that flows into bright, inviting living spaces of dining and living room bathed in natural light and the exterior kitchen door opens up to a spacious deck for a family barbecue time. For ultimate versatility, the expansive walk-out basement offers a sun-drenched "bonus" level—perfect for a high-end home office, a cozy media room, or a private guest retreat that comes out with an additional bedroom of it is own. Or you can even consider to rent it out with some updates and upgrades to a close friend or a family member since it has a back sliding door that opens up to a fenced in gated back yard. The main floor has 1 half bathroom and a bedroom. When you walk upstairs you will see the 4 bedrooms and a full bathroom on the second level and when you walk down to the basement you will have an additional bedroom in there a total of 6 bedrooms that this house features. Whether you’re seeking a polished primary residence or a turnkey investment property, this home delivers effortless living from day one. Perfectly positioned near premier shopping, top-rated schools, and major commuter arteries, this is a rare opportunity to own a "like-new" home in a prime location.

15. 2004-09-07
    soldstatus $83,000 142-char remark

    Show marketing remark (142 chars)

    HUD Case #241-533510. Sold "AS IS"-HUD will NOT make any repairs. FOR YOUR PROTECTION-GET A HOME INSPECTION. HOA fees are estimated.

16. 2004-07-21
    historical 142-char remark

    Show marketing remark (142 chars)

    HUD Case #241-533510. Sold "AS IS"-HUD will NOT make any repairs. FOR YOUR PROTECTION-GET A HOME INSPECTION. HOA fees are estimated.

17. 2004-07-16
    listed $83,000 142-char remark

    Show marketing remark (142 chars)

    HUD Case #241-533510. Sold "AS IS"-HUD will NOT make any repairs. FOR YOUR PROTECTION-GET A HOME INSPECTION. HOA fees are estimated.

18. 1999-02-19
    soldstatus $65,000
19. 1998-12-15
    soldstatus $65,000
20. 1998-11-22
    historical
21. 1998-06-02
    listed $65,000

ⓘ 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: $563 · $47/mo
• Projected year-2 tax: $1,535 · $128/mo
• Expected delta: +$972/yr (+$81/mo · 172.6%)

ⓘ 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 · 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: $28,577
• − Mortgage interest: −$12,884
• − Property taxes: −$563
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,286
• − Management: −$2,286
• − HOA: −$1,560
• − Depreciation: −$6,691
• Taxable income: $1,157
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $4,551/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

+253.8% since first listed

8 events — show timeline

• 2026-04-11 Listed $229,999 BRIGHT MLS
• 2004-09-07 Sold (MLS) $83,000 MRIS
• 2004-07-21 Delisted — MRIS
• 2004-07-16 Listed $83,000 MRIS
• 1999-02-19 Sold (Public Records) $65,000 Public Records
• 1998-12-15 Sold (MLS) $65,000 MRIS
• 1998-11-22 Delisted — MRIS
• 1998-06-02 Listed $65,000 MRIS

Property tax history

-5.4%/yr

Latest (2019): $563 · +0.9% YoY. Source: county tax records.