66 Dixon Ave · Aberdeen, MD 21001

$180,000

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 15 Days on market

Built 1953 8,030 sqft lot Est $261k · 31% 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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Large clean basement
• Step-saving kitchen
• Large level lot

Tags

• DETACHED HOME
• ESTABLISHED NEIGHBORHOOD
• STEP-SAVING KITCHEN
• OVERSIZED LIVING ROOM
• LARGE CLEAN BASEMENT
• LARGE LEVEL LOT

Property features AI

Finance

• Other: Land assessed separately from improvements
• Financial info: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric hot water; Natural gas heating fuel; Electric cooling fuel
• Home design: Detached structure; Above-grade finished area 988 (per assessor); Below-grade unfinished area 988 (per assessor)
• Construction: Steel siding; Block foundation; Building is winterized; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone; Property considered average to below average condition

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Window cooling units (electric)
• Interior features: Basement with outside and side entrances; Unfinished basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $278 ($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 $179k (0.8% below list).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.9% in Aberdeen — 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 81/100 on livability (#42 in MD, #1,545 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: schools C-, 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 flat; 186 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $177,300 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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. 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?
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: 0.99% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $260,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 S Parke St S	0.29mi	3/1.0	1,032 (+4%)	9mo	$230,000	$223	71
339 Edmund St	0.50mi	2/2.0 (-1)	1,016 (+3%)	1mo	$300,000	$295	62
535 Walker St	0.50mi	2/1.0 (-1)	1,044 (+6%)	0mo	$265,000	$254	62
38 Mitchell Ave	0.30mi	3/1.0	864 (-13%)	5mo	$228,000	$264	61
42 Liberty St	0.35mi	3/2.0	924 (-6%)	11mo	$230,000	$249	60
25 Baker St	0.74mi	2/1.0 (-1)	1,000 (+1%)	0mo	$250,000	$250	58
180 Old Post	0.70mi	2/1.0 (-1)	972 (-2%)	6mo	$220,000	$226	54
422 Ford St	0.64mi	2/1.0 (-1)	920 (-7%)	2mo	$260,000	$283	52
458 Bonnett St	0.71mi	3/1.0	925 (-6%)	5mo	$275,000	$297	52
45 Mount Royal Ave	0.73mi	2/1.0 (-1)	1,080 (+9%)	1mo	$236,000	$219	45
353 Carter St	0.63mi	3/2.0	918 (-7%)	14mo	$280,000	$305	43
110 Edmund St	0.61mi	3/1.0	846 (-14%)	14mo	$260,000	$307	36

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: -9.0%
• Equity multiple: 0.68×
• Total profit: $-16,279
• Equity at exit: $26,839

10-year hold

• IRR: -3.4%
• Equity multiple: 0.80×
• Total profit: $-10,060
• Equity at exit: $15,563

Cash invested: $50,400 (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 21001

• Home prices YoY: -30.5%
• Rents YoY: 0.3%
• Active inventory: 186
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$944
• Tax from tax record: −$115 /mo · $1,376/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $278

Break-even live

Break-even rent $1,435

Max offer price $180,000

Occupancy floor 79%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 Swan St Aberdeen, MD	3.0	2.0	924	$1,715	$1.86	4d	1	0.20mi
74 Swan St Aberdeen, MD	2.0	1.0	672	$1,400	$2.08	23d	1	0.20mi
309 S Parke St Aberdeen, MD	1.0–2.0	1.0	850	$1,695	$1.99	1d	1	0.22mi
114 S Parke St Apt A Aberdeen, MD	2.0	1.5	825	$1,400	$1.70	43d	1	0.38mi
104 S Parke St Aberdeen, MD	3.0	1.5	900	$1,700	$1.89	23d	1	0.39mi
27 E Bel Air Ave Apt 2 Aberdeen, MD	3.0	1.0	944	$1,550	$1.64	43d	1	0.45mi
27 E Bel Air Ave Unit 1 Aberdeen, MD	3.0	1.0	923	$1,750	$1.90	43d	1	0.45mi
742 Nottingham Dr Aberdeen, MD	3.0	1.0	1084	$2,200	$2.03	4d	1	0.78mi
686 Holly Cir Aberdeen, MD	2.0–3.0	1.0	1150	$1,600	$1.39	1d	1	0.81mi
514 W Bel Air Ave Unit 2 Aberdeen, MD	2.0	1.0	750	$1,295	$1.73	17d	1	0.85mi
15 Grant St Aberdeen, MD	2.0	1.0	850	$1,435	$1.69	43d	1	1.43mi
980 Middelton Rd Aberdeen, MD	1.0–3.0	1.0–2.0	1017	$2,435	$2.39	1d	12	1.44mi

Listing history 9 events

1. 2026-06-18
   days on market $180,000 Active 15 DOM
2. 2026-06-17
   days on market $180,000 Active 14 DOM
3. 2026-06-16
   days on market $180,000 Active 13 DOM
4. 2026-06-15
   days on market $180,000 Active 12 DOM
5. 2026-06-13
   days on market $180,000 Active 10 DOM
6. 2026-06-09
   days on market $180,000 Active 6 DOM
7. 2026-06-08
   days on market $180,000 Active 5 DOM
8. 2026-06-07
   days on market $180,000 Active 4 DOM
9. 2026-06-04
   listed $180,000 Active 1 DOM

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

Tax reassessment forecast MD · Partial reset (capped growth)

• Current annual tax: $1,376 · $115/mo
• Projected year-2 tax: $1,669 · $139/mo
• Expected delta: +$293/yr (+$24/mo · 21.3%)

ⓘ 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 2/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,438
• − Mortgage interest: −$10,083
• − Property taxes: −$1,376
• − Insurance: −$900
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$5,236
• Taxable income: $413
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $3,234/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 — Aberdeen

• Score: 81/100
• State rank: #42
• US rank: #1545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aberdeen, MD
• County: Harford County · 198,512 people
• City population: 27,168
• 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

1 event — show timeline

• 2026-06-03 Listed $180,000 BRIGHT MLS

Property tax history

-2.0%/yr

Latest (2024): $1,376 · +5.2% YoY. Source: county tax records.