1573 Charlestown Dr · Edgewood, MD 21040

$95,000

3 bd · 2.0 ba · 1,240 sqft · Townhouse public records · 49 Days on market

Built 1972 1,460 sqft lot $77/sqft · 54% below area $85/mo HOA · 5% of rent

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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
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GUIDED TOUR FRIDAY, MAY 15, 2026 BEGINNING PROMPTLY AT 12:00 PM List price is opening bid. Online Auction Only! Bidding begins Thursday, May 14 and ends Tuesday, May 19, 2026 at 11:00 AM. Welcome to this spacious 3-bedroom, 2.5-bath townhome in the established Harford Square community in Edgewood. This well-designed home offers a comfortable and functional layout perfect for everyday living. Enjoy the benefits of a low-maintenance lifestyle with community amenities and convenient access to major commuter routes like I-95 and Route 24. Shopping, dining, and everyday essentials are just minutes away.   Property is currently tenant-occupied (rented @ $2,100/mo), making it a great opportunity for investors seeking immediate rental income in a convenient Harford County location.

Key facts

• $85 HOA
• Built 1972
• Listed 49 days

🏷️ Possibly a rental listed for sale. The $95,000 price doesn't fit this home's estimated sale value (~$208,426) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $95k.

Deal economics

• At list price, monthly cash flow is $720 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 5.3% in Edgewood — 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 73/100 on livability (#118 in MD, #4,991 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools D, amenities D, 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 rising fast (+4.9%/yr); 94 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.95% ✓
• Cap rate: 15.38%
• Cash-on-cash: 32.46%
• DSCR: 2.44
• GRM: 4.3

CMA / ARV

• ARV (median comp): $208,426
• List price: $95,000
• Delta: -54.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1471 Charlestown Dr	0.14mi	3/2.0	1,240 (0%)	2mo	$225,000	$181	92
1443 Charlestown Dr	0.19mi	3/2.0	1,240 (0%)	6mo	$235,000	$190	86
620 Yorkshire Dr	0.17mi	3/3.0	1,240 (0%)	4mo	$240,000	$194	84
1421 Saint Michael Ct	0.26mi	3/2.0	1,224 (-1%)	2mo	$250,000	$204	84
1415 St Christopher Ct	0.30mi	3/1.5	1,224 (-1%)	1mo	$230,000	$188	81
1513 Saint Christopher Ct	0.30mi	3/1.5	1,224 (-1%)	7mo	$237,000	$194	76
618 Yorkshire Dr	0.17mi	3/1.0	1,208 (-3%)	10mo	$200,000	$166	76
1407 Harford Square Dr	0.24mi	3/1.5	1,386 (+12%)	1mo	$224,000	$162	66
982 Topview Dr	0.63mi	3/1.5	1,278 (+3%)	3mo	$205,000	$160	61
803 Angel Valley Ct	0.64mi	2/2.0 (-1)	1,325 (+7%)	0mo	$223,000	$168	53
815 W Spring Meadow Ct W	0.52mi	2/2.5 (-1)	1,110 (-10%)	7mo	$190,000	$171	46
844 Angel Valley Ct	0.73mi	3/1.5	1,120 (-10%)	3mo	$240,000	$214	45

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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 2.28×
• Total profit: $34,172
• Equity at exit: $14,165

10-year hold

• IRR: 38.3%
• Equity multiple: 4.94×
• Total profit: $104,701
• Equity at exit: $8,214

Cash invested: $26,600 (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 21040

• Home prices YoY: -29.4%
• Rents YoY: 4.9%
• Active inventory: 94
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$498
• Tax from tax record: −$124 /mo · $1,486/yr
• Insurance: −$40
• HOA: −$85
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $720

Break-even live

Break-even rent $945

Max offer price $95,000

Occupancy floor 56%

Sensitivity live

Price	-10% $773	-5% $746	+0% $720	+5% $693	+10% $666
Rent	-10% $573	-5% $646	+0% $720	+5% $793	+10% $866
Rate	-1.0pp $767	-0.5pp $744	base $720	+0.5pp $695	+1.0pp $670

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1523 Charlestown Dr Edgewood, MD	3.0	1.5	1240	$1,595	$1.29	44d	1	0.08mi
1501 Saint Christopher Ct Edgewood, MD	4.0	2.0	1224	$2,200	$1.80	13d	1	0.31mi
802 Kingston Ct Edgewood, MD	1.0–3.0	1.0–1.5	1007	$1,883	$1.87	2d	15	0.33mi
719 Woodbridge Center Way Edgewood, MD	4.0	2.0	994	$2,700	$2.72	18d	1	0.41mi
805 Windstream Way Unit 805B Edgewood, MD	3.0	1.5	1260	$1,450	$1.15	23d	1	0.48mi
807 Windstream Way Unit 807-C Edgewood, MD	3.0	1.5	1260	$1,800	$1.43	3d	1	0.49mi
807 W Spring Meadow Ct Edgewood, MD	3.0	1.5	1400	$1,850	$1.32	44d	1	0.54mi
962 Topview Dr Edgewood, MD	3.0	1.5	1278	$1,700	$1.33	4d	1	0.64mi
1703 Fountain Rock Way Unit 1703-B Edgewood, MD	2.0	1.0	882	$1,250	$1.42	25d	1	0.70mi
905 Swallow Crest Ct Unit E Edgewood, MD	2.0	1.0	990	$1,495	$1.51	44d	1	0.82mi
1772 Judy Way Edgewood, MD	3.0	1.5	1040	$2,195	$2.11	44d	1	0.92mi
1857 Simons Ct Edgewood, MD	3.0	1.5	1240	$1,700	$1.37	44d	1	0.96mi
2033 Armstrong St Edgewood, MD	1.0–4.0	1.0–2.0	1000	$1,766	$1.77	2d	6	1.09mi
2120 Cedar Dr Apt F Edgewood, MD	3.0	1.5	1000	$1,295	$1.29	44d	1	1.20mi

HOA detail

• Monthly dues: $85 · $1,020/yr

Listing history 1 events

1. 2026-04-10
   listed $95,000 Active 789-char remark

   Show marketing remark (789 chars)

   GUIDED TOUR FRIDAY, MAY 15, 2026 BEGINNING PROMPTLY AT 12:00 PM List price is opening bid. Online Auction Only! Bidding begins Thursday, May 14 and ends Tuesday, May 19, 2026 at 11:00 AM. Welcome to this spacious 3-bedroom, 2.5-bath townhome in the established Harford Square community in Edgewood. This well-designed home offers a comfortable and functional layout perfect for everyday living. Enjoy the benefits of a low-maintenance lifestyle with community amenities and convenient access to major commuter routes like I-95 and Route 24. Shopping, dining, and everyday essentials are just minutes away.   Property is currently tenant-occupied (rented @ $2,100/mo), making it a great opportunity for investors seeking immediate rental income in a convenient Harford County location.

ⓘ 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: $1,486 · $124/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,270
• − Mortgage interest: −$5,321
• − Property taxes: −$1,486
• − Insurance: −$475
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − HOA: −$1,020
• − Depreciation: −$2,764
• Taxable income: $7,641
• Est. tax owed @ 24.0%: −$1,834
• After-tax cash flow: $6,801/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 — Edgewood

• Score: 73/100
• State rank: #118
• US rank: #4991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgewood, MD
• County: Harford County · 198,512 people
• City population: 24,960
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 24,960
• Household income: $81,704
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 859.0

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 0.66)
• Race & ethnicity: Black 45% White 36% Two or more races 11% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 4% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 5% Russian/Polish/Slavic 2% 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: ▼ -106.14%
• Current HPI: 254.2305
• Rent YoY: ▲ 4.92%
• 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

• 2026-04-10 Listed $95,000 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2024): $1,486 · +7.4% YoY. Source: county tax records.