205 Star Pointe Ct Unit 1C · Bel Air South, MD 21009

$230,000

3 bd · 2.0 ba · 1,178 sqft · Condo · 51 Days on market

Built 1988 $195/sqft · 9% above area Est $212k · 9% over $345/mo HOA · 15% of rent

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Why this score? — see what drove the D- 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 +13.6/30.0
• 1% rule +4.9/10.0
• Rent growth +4.3/5.0
• DSCR +4.1/10.0
• Livability +4.1/5.0
• ARV discount +3.6/15.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE ADJUSTMENT! 3 bedroom 2 bath Garden level Condo walks out to patio. Kitchen with dining area, washer & Dryer in unit, Neutral Carpet and Paint, Move in Ready. Great Location w/ access to shopping, dining and close to I-95. ASSOCIATION IS FHA APPROVED. BEING SOLD IN AS-IS CONDITION.

Key facts

• Ground-level access
• $345 HOA
• Built 1988

Tags

• GROUND-LEVEL ACCESS
• HOA-MANAGED COMMUNITY
• BRIGHT AND OPEN LIVING AREA

Property features AI

Finance

• HOA & community: Monthly condo fee of $345; HOA covers common area maintenance, lawn maintenance, management, insurance, snow removal, and water; Community includes common grounds; Pets allowed with size/weight restrictions

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium unit/flat in a garden-style building (1–4 floors); Entry on level 1; Unit located in THE POINTE CONDOMINIUM
• Construction: Brick construction; Above-grade and below-grade structures
• Exterior features: No tidal water

Interior

• Kitchen: Electric oven/range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump heating; Heat pump cooling (electric); Electric hot water
• Interior features: Traditional floor plan; Dining area; Table space in kitchen; Window treatments; Master bathroom
• Laundry & utility: Washer in unit; Dryer in unit; Washer/Dryer hookups in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $11 ($129/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 $227k (1.5% below list).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.1% in Bel Air South — 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 82/100 on livability (#33 in MD, #1,172 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: crime D, cost of living D.
• 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: Abingdon Elementary (math 20% / reading 25%, grade F, #292 of 860 statewide, top 34%, 658 students, 48% FRL); Edgewood Middle (math 7% / reading 31%, grade F, #155 of 225 statewide, top 70%, 999 students, 72% FRL); Edgewood High (math 43% / reading 54%, grade D, #111 of 222 statewide, top 50%, 1,415 students, 62% FRL) — zoned schools average 61% FRL vs 24% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.1%/yr); 158 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 30y 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 $102k; list at $230k implies a 125% 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 $223,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 8.5

CMA / ARV

• ARV (median comp): $211,593
• List price: $230,000
• Delta: 8.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.12% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.59×
• Total profit: $-26,653
• Equity at exit: $34,294

10-year hold

• IRR: 3.9%
• Equity multiple: 1.34×
• Total profit: $21,988
• 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 21009

• Rents YoY: 7.1%
• Active inventory: 158
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,266 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$132 /mo · $1,588/yr
• Insurance: −$96
• HOA: −$345
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $11

Break-even live

Break-even rent $2,252

Max offer price $230,000

Occupancy floor 95%

Sensitivity live

Price	-10% $141	-5% $76	+0% $11	+5% $-54	+10% $-119
Rent	-10% $-168	-5% $-79	+0% $11	+5% $100	+10% $190
Rate	-1.0pp $127	-0.5pp $69	base $11	+0.5pp $-49	+1.0pp $-109

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: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3361 Cheverly Ct Abingdon, MD	3.0	2.5	1500	$2,195	$1.46	44d	1	0.08mi
3103 Cardinal Way Unit 1 Abingdon, MD	2.0	1.0	976	$1,800	$1.84	18d	1	0.42mi
158 Glen View Ter Abingdon, MD	2.0	2.5	1176	$1,995	$1.70	18d	1	0.48mi
499 Crisfield Dr Abingdon, MD	1.0–3.0	1.0–2.0	898	$2,309	$2.57	44d	20	0.50mi
499 Crisfield Dr Abingdon, MD	1.0–3.0	1.0–2.0	898	$2,020	$2.25	2d	11	0.50mi
102 Waldon Rd Abingdon, MD	1.0–2.0	1.0–1.5	794	$1,675	$2.11	2d	38	0.86mi
307L Tall Pines Ct Unit L Abingdon, MD	3.0	2.0	1300	$2,399	$1.85	15d	1	0.86mi
3405 McCurley Dr Abingdon, MD	1.0–3.0	1.0–2.5	1263	$3,264	$2.58	2d	29	0.87mi
3101 White Oak Dr Abingdon, MD	2.0	1.0–2.0	576	$1,630	$2.83	3d	5	0.88mi
2814 Meredith Ct Abingdon, MD	3.0	2.5	1320	$2,300	$1.74	24d	1	1.02mi
2509 Merrick Ct Abingdon, MD	3.0	1.5	1230	$1,900	$1.54	44d	1	1.23mi
129 Long Meadow Ct Abingdon, MD	3.0	1.5	1240	$2,200	$1.77	44d	1	1.23mi
644 Berwick Ct Abingdon, MD	3.0	2.5	1500	$2,395	$1.60	44d	1	1.28mi

HOA detail condo

• Monthly dues: $345 · $4,140/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $230,000 Active 51 DOM
2. 2026-06-17
   days on market $230,000 Active 50 DOM
3. 2026-06-16
   days on market $230,000 Active 49 DOM
4. 2026-06-15
   days on market $230,000 Active 48 DOM
5. 2026-06-13
   days on market $230,000 Active 46 DOM
6. 2026-06-09
   days on market $230,000 Active 42 DOM
7. 2026-06-08
   days on market $230,000 Active 41 DOM
8. 2026-06-07
   days on market $230,000 Active 40 DOM
9. 2026-06-04
   days on market $230,000 Active 37 DOM
10. 2026-06-03
    days on market $230,000 Active 36 DOM
11. 2026-06-02
    days on market $230,000 Active 35 DOM
12. 2026-06-01
    days on market $230,000 Active 34 DOM
13. 2026-05-31
    days on market $230,000 Active 33 DOM
14. 2026-04-28
    listed $230,000 Active 1147-char remark
15. 2018-04-20
    soldstatus $102,000
16. 2018-04-18
    soldstatus $102,000 Sold 294-char remark

    Show marketing remark (294 chars)

    PRICE ADJUSTMENT! 3 bedroom 2 bath Garden level Condo walks out to patio. Kitchen with dining area, washer & Dryer in unit, Neutral Carpet and Paint, Move in Ready. Great Location w/ access to shopping, dining and close to I-95. ASSOCIATION IS FHA APPROVED. BEING SOLD IN AS-IS CONDITION.

17. 2018-04-18
    soldstatus $102,000 Closed

    Show marketing remark (294 chars)

    PRICE ADJUSTMENT! 3 bedroom 2 bath Garden level Condo walks out to patio. Kitchen with dining area, washer & Dryer in unit, Neutral Carpet and Paint, Move in Ready. Great Location w/ access to shopping, dining and close to I-95. ASSOCIATION IS FHA APPROVED. BEING SOLD IN AS-IS CONDITION.

18. 2018-03-30
    status Pending

    Show marketing remark (294 chars)

    PRICE ADJUSTMENT! 3 bedroom 2 bath Garden level Condo walks out to patio. Kitchen with dining area, washer & Dryer in unit, Neutral Carpet and Paint, Move in Ready. Great Location w/ access to shopping, dining and close to I-95. ASSOCIATION IS FHA APPROVED. BEING SOLD IN AS-IS CONDITION.

19. 2018-03-30
    status Contract 294-char remark

    Show marketing remark (294 chars)

    PRICE ADJUSTMENT! 3 bedroom 2 bath Garden level Condo walks out to patio. Kitchen with dining area, washer & Dryer in unit, Neutral Carpet and Paint, Move in Ready. Great Location w/ access to shopping, dining and close to I-95. ASSOCIATION IS FHA APPROVED. BEING SOLD IN AS-IS CONDITION.

20. 2018-03-16
    price $116,000

    Show marketing remark (294 chars)

    PRICE ADJUSTMENT! 3 bedroom 2 bath Garden level Condo walks out to patio. Kitchen with dining area, washer & Dryer in unit, Neutral Carpet and Paint, Move in Ready. Great Location w/ access to shopping, dining and close to I-95. ASSOCIATION IS FHA APPROVED. BEING SOLD IN AS-IS CONDITION.

21. 2018-03-16
    price $116,000 294-char remark

    Show marketing remark (294 chars)

    PRICE ADJUSTMENT! 3 bedroom 2 bath Garden level Condo walks out to patio. Kitchen with dining area, washer & Dryer in unit, Neutral Carpet and Paint, Move in Ready. Great Location w/ access to shopping, dining and close to I-95. ASSOCIATION IS FHA APPROVED. BEING SOLD IN AS-IS CONDITION.

22. 2018-02-28
    listed $118,500 Active 294-char remark

    Show marketing remark (294 chars)

    PRICE ADJUSTMENT! 3 bedroom 2 bath Garden level Condo walks out to patio. Kitchen with dining area, washer & Dryer in unit, Neutral Carpet and Paint, Move in Ready. Great Location w/ access to shopping, dining and close to I-95. ASSOCIATION IS FHA APPROVED. BEING SOLD IN AS-IS CONDITION.

23. 2018-02-28
    listed $118,500 Active

    Show marketing remark (294 chars)

    PRICE ADJUSTMENT! 3 bedroom 2 bath Garden level Condo walks out to patio. Kitchen with dining area, washer & Dryer in unit, Neutral Carpet and Paint, Move in Ready. Great Location w/ access to shopping, dining and close to I-95. ASSOCIATION IS FHA APPROVED. BEING SOLD IN AS-IS CONDITION.

24. 1996-09-17
    soldstatus $75,000
25. 1996-07-30
    historical
26. 1996-01-28
    listed
27. 1989-08-01
    soldstatus $68,900

ⓘ 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: $1,588 · $132/mo
• Projected year-2 tax: $2,047 · $171/mo
• Expected delta: +$460/yr (+$38/mo · 29.0%)

ⓘ 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 ≥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: $27,190
• − Mortgage interest: −$12,884
• − Property taxes: −$1,588
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,175
• − Management: −$2,175
• − HOA: −$4,140
• − Depreciation: −$6,691
• Taxable loss: −$3,612
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $996/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 — Bel Air South

• Score: 82/100
• State rank: #33
• US rank: #1172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bel Air South, MD
• County: Harford County · 198,512 people
• City population: 63,895
• 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

+233.8% since first listed

14 events — show timeline

• 2026-04-28 Listed $230,000 BRIGHT MLS
• 2018-04-20 Sold (Public Records) $102,000 Public Records
• 2018-04-18 Sold (MLS) $102,000 BRIGHT MLS
• 2018-04-18 Sold (MLS) $102,000 MRIS
• 2018-03-30 Pending — BRIGHT MLS
• 2018-03-30 Pending — MRIS
• 2018-03-16 Price Changed $116,000 BRIGHT MLS
• 2018-03-16 Price Changed $116,000 MRIS
• 2018-02-28 Listed $118,500 BRIGHT MLS
• 2018-02-28 Listed $118,500 MRIS
• 1996-09-17 Sold (Public Records) $75,000 Public Records
• 1996-07-30 Delisted — MRIS
• 1996-01-28 Listed — MRIS
• 1989-08-01 Sold (Public Records) $68,900 Public Records

Property tax history

+1.6%/yr

Latest (2024): $1,588 · +16.6% YoY. Source: county tax records.