556 Macintosh Cir · Joppatowne, MD 21085

$277,500

3 bd · 1.5 ba · 1,280 sqft · Townhouse public records · 5 Days on market

Built 1999 2,211 sqft lot Est $274k · at est. $70/mo HOA · 3% 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 +12.0/30.0
• ARV discount +6.9/15.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 556 MacIntosh Circle in the Lohr’s Orchard community of Joppatowne, MD. This adorable 3-bedroom, 1.5-bath townhome has been lovingly maintained and offers numerous updates throughout, making it truly move-in ready. The main level features a generous sized living room, open kitchen and dining area, along with a convenient half bath for guests. Fresh paint and new carpet completed in April 2026 give the home a bright, updated feel. Additional updates include windows replaced in 2021, a new roof in 2025, an updated half bath, and a newer storage shed. Upstairs, you’ll find a spacious primary bedroom with a large walk-in closet, a full bath with double sinks, and two addi

Key facts

• Cozy gas fireplace
• Updated half bath
• Finished basement

Tags

• UPDATED HALF BATH
• NEW ROOF
• NEWER STORAGE SHED
• FINISHED BASEMENT
• COZY GAS FIREPLACE
• DECK

Property features AI

Finance

• Other: Property manager present; Below-grade finished and unfinished space (estimated finished and unfinished areas)
• HOA & community: HOA fee $70 monthly; HOA covers common area maintenance, reserves, insurance, trash, and snow removal

Exterior

• Parking: Paved parking in a parking lot (unassigned)
• Utilities: Public water; Public sewer; Natural gas for heating and hot water; Electric central A/C; Fiber optic internet available
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Property in very good condition; Not in federal flood zone; Suburban location (Joppatowne)
• Construction: Brick and vinyl siding exterior; Asphalt roof; Permanent foundation with passive radon mitigation; Replacement windows; Building not winterized; Year built (assessor)
• Exterior features: Deck(s); Gutter system; Sidewalks; Privacy rear fencing; Front and rear yard, level; Shed

Interior

• Kitchen: Built-in microwave; Cooktop; Oven/Range (electric); Range hood; Stove; Refrigerator; Freezer; Icemaker; Extra refrigerator/freezer; Dishwasher; Disposal; Microwave; Kitchen island
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Luxury vinyl plank; Ceramic tile
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); 200+ amp electrical service
• Interior features: Traditional floor plan with combination kitchen/dining and eat-in island/table space; Breakfast area; Ceiling fans; Walk-in closet(s); Master bath; Tub with shower; Drywall walls and ceilings; Sprinkler system; Sliding glass door
• Laundry & utility: Washer and dryer; Laundry located in basement/lower level; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $278k.

Deal economics

• At list price, monthly cash flow is $-65 ($-784/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (19.9% below list).
• Recommended offer: $222k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.0% in Joppatowne — 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 70/100 on livability (#177 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A-; Watch: crime D+, amenities 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: Joppatowne Elementary (math 10% / reading 13%, grade F, #567 of 860 statewide, top 67%, 501 students, 68% FRL); Magnolia Middle (math 4% / reading 28%, grade F, #183 of 225 statewide, top 84%, 730 students, 78% FRL); Joppatowne High (math 32% / reading 52%, grade F, #126 of 222 statewide, top 57%, 833 students, 73% FRL) — zoned schools average 73% FRL vs 24% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 139 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $214k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $222,400 (19.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.96
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $273,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
688 Shore	0.71mi	3/1.5	1,320 (+3%)	2mo	$285,000	$216	60
696 Shore Dr	0.71mi	2/1.5 (-1)	1,240 (-3%)	1mo	$265,000	$214	56
717 Shore Dr	0.66mi	2/1.5 (-1)	1,240 (-3%)	6mo	$253,888	$205	54
636 Towne Center Dr	0.49mi	3/1.5	1,400 (+9%)	10mo	$380,000	$271	53
546-B Riviera Dr Unit 546-B	0.68mi	2/2.0 (-1)	1,235 (-4%)	3mo	$289,500	$234	53
722 Shore Dr	0.69mi	3/1.5	1,400 (+9%)	3mo	$266,000	$190	50
134 Driftwood Ct	0.68mi	3/2.5	1,398 (+9%)	4mo	$290,000	$207	46
522-C Riviera Dr Unit 522-C	0.74mi	2/2.0 (-1)	1,254 (-2%)	12mo	$320,000	$255	45
645 Shore Dr	0.71mi	2/1.5 (-1)	1,360 (+6%)	8mo	$290,000	$213	45
658 Shore Dr	0.74mi	2/1.5 (-1)	1,240 (-3%)	14mo	$240,000	$194	44
652 Shore Dr	0.74mi	3/2.0	1,400 (+9%)	11mo	$270,000	$193	39
632 Towne Center Dr	0.49mi	3/2.5	1,470 (+15%)	12mo	$412,500	$281	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-49,152
• Equity at exit: $41,376

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-48,259
• Equity at exit: $23,993

Cash invested: $77,700 (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 21085

• Active inventory: 139
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,224 high
• Mortgage (P&I): −$1,455
• Tax from tax record: −$181 /mo · $2,177/yr
• Insurance: −$116
• HOA: −$70
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-65

Break-even live

Break-even rent $2,307

Max offer price $265,962

Occupancy floor 98%

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: $69,375
• Closing costs: $8,325
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 Breslin Rd Joppa, MD	3.0	1.5	1471	$2,000	$1.36	43d	1	0.06mi
610 Towne Center Dr Joppatowne, MD	1.0–2.0	1.0–2.0	1100	$2,070	$1.88	1d	9	0.45mi
311 Trimble Rd Joppatowne, MD	1.0–3.0	1.0	915	$1,879	$2.05	1d	36	0.63mi
353 Tumblers Way Joppa, MD	4.0	3.5	1500	$2,900	$1.93	23d	1	0.70mi
1057 Flint CT Joppatowne, MD	3.0	2.5	1500	$2,775	$1.85	12d	1	0.70mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 2 events

1. 2026-05-22
   listed $277,500 Active
2. 1999-05-17
   soldstatus $214,000

ⓘ 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: $2,177 · $181/mo
• Projected year-2 tax: $2,601 · $217/mo
• Expected delta: +$424/yr (+$35/mo · 19.5%)

ⓘ 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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,688
• − Mortgage interest: −$15,544
• − Property taxes: −$2,177
• − Insurance: −$1,388
• − Repairs & maintenance: −$2,135
• − Management: −$2,135
• − HOA: −$840
• − Depreciation: −$8,073
• Taxable loss: −$5,604
• Est. tax savings @ 24.0%: +$1,345
• After-tax cash flow: $561/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 — Joppatowne

• Score: 70/100
• State rank: #177
• US rank: #7885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Joppatowne, MD
• County: Harford County · 198,512 people
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 17,307
• Household income: $113,714
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 357.0

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 (75%)
• Race & ethnicity: White 75% Black 16% Two or more races 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -304.04%
• Current HPI: 231.5501
• Rent YoY: —
• 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

+29.7% since first listed

2 events — show timeline

• 2026-05-22 Listed $277,500 BRIGHT MLS
• 1999-05-17 Sold (Public Records) $214,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,177 · +8.3% YoY. Source: county tax records.