4255 Auer Ln · Darlington, MD 21034

$105,000

1 bd · 1.0 ba · 574 sqft · SingleFamily · 3 Days on market

Built 1977 Good condition 5,000 sqft lot

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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
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Amazing opportunity to own and enjoy a charming waterfront cabin in the Broad Creek cabin-owner community! Bring your boat, water skis, fishing rods, kayaks, and bikes for endless recreation on the water—or simply relax and enjoy the scenic wildlife. Offering approximately 50 feet of frontage, water views, and direct creek access, this well-maintained 1-bedroom, 1-bath cabin features a flexible bonus room, full kitchen, spacious great room with wood stove, and large waterfront deck. Updates include Lifeproof flooring, newer kitchen appliances, a 2026 water heater, and a roof approximately 9 years old. The bulkhead/dock area offers mooring potential, and the cabin is close to the Broad

Key facts

• Water views
• Flexible bonus room
• Waterfront cabin

Tags

• WATERFRONT CABIN
• WATER VIEWS
• DIRECT CREEK ACCESS
• FLEXIBLE BONUS ROOM
• LARGE WATERFRONT DECK
• NEWER KITCHEN APPLIANCES

Property features AI

Finance

• Other: Estimated finished above-grade area of 574
• HOA & community: Land lease in place with approximately 100 years remaining; Annual land lease payment of $2,998

Exterior

• Parking: Driveway with 4 spaces (dirt/unpaved); 2 off-street spaces; 6 total parking spaces
• Utilities: Well (shared); Holding tank sewer; Electric hot water
• Home design: Detached structure; One-story entry level (entry level bedroom); Located on a creek (Broad Creek)
• Construction: Wood siding construction; Pillar/post/pier foundation; Estimated year built
• Exterior features: Deck(s); Shed; Water view of Broad Creek; Waterfront on Broad Creek; Public boat/launch ramp access; Water access for canoe/kayak, fishing, personal watercraft; public access

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Wood-burning stove heat; Wall unit cooling (electric)
• Interior features: Entry level bedroom; Wood stove; Dining area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 13.1% vs local median 2.7% in Darlington — 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 66/100 on livability (#241 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime C-, amenities F, commute 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: Darlington Elementary (math 24% / reading 34%, grade F, #201 of 860 statewide, top 25%, 101 students, 34% 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 40% FRL vs 24% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 10 active listings in the ZIP; 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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1977 — 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. 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.
4. 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.
5. 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: 1.59% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.14%
• DSCR: 2.07
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.70×
• Total profit: $20,678
• Equity at exit: $15,656

10-year hold

• IRR: 25.9%
• Equity multiple: 3.27×
• Total profit: $66,612
• Equity at exit: $9,078

Cash invested: $29,400 (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 21034

• Home prices YoY: -33.0%
• Active inventory: 10
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,667 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $591

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 60%

Sensitivity live

Price	-10% $664	-5% $628	+0% $591	+5% $555	+10% $519
Rent	-10% $460	-5% $526	+0% $591	+5% $657	+10% $723
Rate	-1.0pp $644	-0.5pp $618	base $591	+0.5pp $564	+1.0pp $537

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $105,000 Active 3 DOM
2. 2026-06-18
   remarks 693-char remark
3. 2026-06-18
   listed $105,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,006
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$3,055
• Taxable income: $5,769
• Est. tax owed @ 24.0%: −$1,384
• After-tax cash flow: $5,713/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This charming waterfront cabin in Broad Creek is well-maintained and ready for a new owner. It offers a flexible bonus room, wood stove, and large waterfront deck. Consider painting the exterior and replacing the deck to further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace deck — Improves curb appeal and rental value
• Both Replace wood flooring — Improves aesthetics and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace deck — Improves curb appeal and rental value ↑
• Both Replace wood flooring — Improves aesthetics and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Darlington

• Score: 66/100
• State rank: #241
• US rank: #11974

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,802

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 2% Black 1%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -113.22%
• Current HPI: 229.7496
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-18 Listed $105,000 BRIGHT MLS