4048 Abingin Dr · Abingdon, MD 21009

$87,900

2 bd · 2.0 ba · 1,280 sqft · SingleFamily · 119 Days on market

Built 2012 Good condition $69/sqft · 17% above area Est $75k · 17% over ↓ 6% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.3/5.0
• Condition / age +4.0/5.0
• Schools +2.9/10.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully updated 2-bedroom, 2-full bath home offers modern finishes and a bright, open feel throughout. 1,280 sq ft and move in ready. Enjoy a stylish, spacious eat-in kitchen featuring all-new stainless-steel appliances, including a washer and dryer, perfect for everyday convenience. The home also has upgraded lighting and flooring throughout.

Key facts

• Upgraded lighting
• Upgraded flooring
• Modern finishes

Tags

• UPDATED HOME
• MODERN FINISHES
• EAT-IN KITCHEN
• STAINLESS-STEEL APPLIANCES
• UPGRADED LIGHTING
• UPGRADED FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $88k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $80k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 4.4% in Abingdon — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 (+7.1%/yr); 159 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.1% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $79,989 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.36% ✓
• Cap rate: 20.35%
• Cash-on-cash: 50.20%
• DSCR: 3.23
• GRM: 3.5

CMA / ARV

• ARV (median comp): $75,360
• List price: $87,900
• Delta: 16.64%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4035 Sharilyn Dr	0.14mi	3/2.0 (+1)	1,344 (+5%)	2mo	$306,000	$228	79
4010 Timothy Dr	0.09mi	3/2.0 (+1)	1,248 (-2%)	18mo	$90,000	$72	72
1004 Cross Ln	0.09mi	3/2.0 (+1)	1,152 (-10%)	4mo	$247,500	$215	71
1219 Abinchar	0.06mi	2/2.0	1,100 (-14%)	4mo	$35,000	$32	70
3816 Washington Ave	0.47mi	2/1.0	1,148 (-10%)	20mo	$155,000	$135	40

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 · 7.12% rent growth · sell at horizon

5-year hold

• IRR: 52.6%
• Equity multiple: 3.45×
• Total profit: $60,312
• Equity at exit: $13,106

10-year hold

• IRR: 59.4%
• Equity multiple: 8.19×
• Total profit: $177,059
• Equity at exit: $7,600

Cash invested: $24,612 (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 21009

• Rents YoY: 7.1%
• Active inventory: 159
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,318/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $1,030

Break-even live

Break-even rent $769

Max offer price $87,900

Occupancy floor 45%

Sensitivity live

Price	-10% $1,090	-5% $1,060	+0% $1,030	+5% $999	+10% $969
Rent	-10% $866	-5% $948	+0% $1,030	+5% $1,111	+10% $1,193
Rate	-1.0pp $1,074	-0.5pp $1,052	base $1,030	+0.5pp $1,007	+1.0pp $984

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4307 Greys Run Cir Belcamp, MD	3.0	1.5	1605	$2,600	$1.62	45d	1	0.72mi
1303 Sandwort Ct #102 Belcamp, MD	3.0	2.0	1232	$2,200	$1.79	19d	1	1.00mi
1300 Liriope Ct Belcamp, MD	1.0–3.0	1.0–2.0	974	$1,925	$1.98	4d	19	1.00mi
1300 Liriope Ct Belcamp, MD	1.0–3.0	1.0–2.0	974	$1,889	$1.94	45d	32	1.00mi
1250 Independence Sq Belcamp, MD	3.0	1.5	1152	$1,950	$1.69	45d	1	1.00mi
1414 Primrose Pl Belcamp, MD	2.0	1.5	1664	$1,750	$1.05	45d	1	1.14mi
1402 Golden Rod Ct #5 Belcamp, MD	2.0	2.0	1100	$1,650	$1.50	45d	1	1.25mi
1335 Stockett Sq Belcamp, MD	3.0	1.5	1152	$1,950	$1.69	45d	1	1.27mi
4203 Chapel Gate Pl Belcamp, MD	3.0	2.5	1236	$2,419	$1.96	5d	1	1.29mi
4460 Perkins Cir Belcamp, MD	2.0	1.5	984	$1,862	$1.89	0d	7	1.47mi
4330 Gilmer Ct Belcamp, MD	3.0	1.5	1694	$2,200	$1.30	25d	1	1.50mi

Listing history 21 events

1. 2026-06-21
   days on market $87,900 Active 119 DOM
2. 2026-06-18
   days on market $87,900 Active 116 DOM
3. 2026-06-17
   days on market $87,900 Active 115 DOM
4. 2026-06-16
   days on market $87,900 Active 114 DOM
5. 2026-06-15
   days on market $87,900 Active 113 DOM
6. 2026-06-13
   days on market $87,900 Active 111 DOM
7. 2026-06-09
   days on market $87,900 Active 107 DOM
8. 2026-06-08
   days on market $87,900 Active 106 DOM
9. 2026-06-07
   days on market $87,900 Active 105 DOM
10. 2026-06-04
    days on market $87,900 Active 102 DOM
11. 2026-06-03
    days on market $87,900 Active 101 DOM
12. 2026-06-02
    days on market $87,900 Active 100 DOM
13. 2026-06-01
    days on market $87,900 Active 99 DOM
14. 2026-05-31
    days on market $87,900 Active 98 DOM
15. 2026-05-13
    status Active 354-char remark

    Show marketing remark (354 chars)

    This beautifully updated 2-bedroom, 2-full bath home offers modern finishes and a bright, open feel throughout. 1,280 sq ft and move in ready. Enjoy a stylish, spacious eat-in kitchen featuring all-new stainless-steel appliances, including a washer and dryer, perfect for everyday convenience. The home also has upgraded lighting and flooring throughout.

16. 2026-05-11
    historical 354-char remark

    Show marketing remark (354 chars)

    This beautifully updated 2-bedroom, 2-full bath home offers modern finishes and a bright, open feel throughout. 1,280 sq ft and move in ready. Enjoy a stylish, spacious eat-in kitchen featuring all-new stainless-steel appliances, including a washer and dryer, perfect for everyday convenience. The home also has upgraded lighting and flooring throughout.

17. 2026-04-27
    price $87,900 354-char remark

    Show marketing remark (354 chars)

    This beautifully updated 2-bedroom, 2-full bath home offers modern finishes and a bright, open feel throughout. 1,280 sq ft and move in ready. Enjoy a stylish, spacious eat-in kitchen featuring all-new stainless-steel appliances, including a washer and dryer, perfect for everyday convenience. The home also has upgraded lighting and flooring throughout.

18. 2026-04-27
    status Active 354-char remark

    Show marketing remark (354 chars)

    This beautifully updated 2-bedroom, 2-full bath home offers modern finishes and a bright, open feel throughout. 1,280 sq ft and move in ready. Enjoy a stylish, spacious eat-in kitchen featuring all-new stainless-steel appliances, including a washer and dryer, perfect for everyday convenience. The home also has upgraded lighting and flooring throughout.

19. 2026-03-24
    status Pending 354-char remark

    Show marketing remark (354 chars)

    This beautifully updated 2-bedroom, 2-full bath home offers modern finishes and a bright, open feel throughout. 1,280 sq ft and move in ready. Enjoy a stylish, spacious eat-in kitchen featuring all-new stainless-steel appliances, including a washer and dryer, perfect for everyday convenience. The home also has upgraded lighting and flooring throughout.

20. 2026-03-03
    price $89,900 354-char remark

    Show marketing remark (354 chars)

    This beautifully updated 2-bedroom, 2-full bath home offers modern finishes and a bright, open feel throughout. 1,280 sq ft and move in ready. Enjoy a stylish, spacious eat-in kitchen featuring all-new stainless-steel appliances, including a washer and dryer, perfect for everyday convenience. The home also has upgraded lighting and flooring throughout.

21. 2026-01-17
    listed $93,500 Active 354-char remark

    Show marketing remark (354 chars)

    This beautifully updated 2-bedroom, 2-full bath home offers modern finishes and a bright, open feel throughout. 1,280 sq ft and move in ready. Enjoy a stylish, spacious eat-in kitchen featuring all-new stainless-steel appliances, including a washer and dryer, perfect for everyday convenience. The home also has upgraded lighting and flooring throughout.

ⓘ 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: $24,867
• − Mortgage interest: −$4,924
• − Property taxes: −$1,318
• − Insurance: −$440
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$2,557
• Taxable income: $11,650
• Est. tax owed @ 24.0%: −$2,796
• After-tax cash flow: $9,560/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 80/100 Cosmetic rehab

This move-in ready, updated home offers modern finishes and a bright, open feel throughout. The kitchen and flooring are in good condition, and the exterior could benefit from landscaping and painting.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint exterior — improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint exterior — improves curb appeal and adds 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 — Abingdon

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Abingdon, MD
• County: Harford County · 198,512 people
• City population: 33,679
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 33,679
• Household income: $121,660
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 437.0

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 (68%)
• Race & ethnicity: White 68% Black 18% Hispanic / Latino 6% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 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: ▼ -176.25%
• Current HPI: 251.4376
• Rent YoY: ▲ 7.12%
• 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

-6.0% since first listed

7 events — show timeline

• 2026-05-13 Relisted — BRIGHT MLS
• 2026-05-11 Listing Removed — BRIGHT MLS
• 2026-04-27 Price Changed $87,900 BRIGHT MLS
• 2026-04-27 Relisted — BRIGHT MLS
• 2026-03-24 Pending — BRIGHT MLS
• 2026-03-03 Price Changed $89,900 BRIGHT MLS
• 2026-01-17 Listed $93,500 BRIGHT MLS