2332 Darby Ct · Bel Air South, MD 21015

$305,000

3 bd · 1.5 ba · 1,088 sqft · Townhouse public records · 21 Days on market

Built 1987 1,680 sqft lot Est $285k · 7% over $111/mo HOA · 4% 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 +14.3/30.0
• ARV discount +4.4/15.0
• DSCR +4.3/10.0
• Livability +4.1/5.0
• 1% rule +3.6/10.0
• Rent growth +3.6/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 3-bedroom, 2.5-bath townhome in the sought-after Bel Air South community! Perfectly located just minutes from I-95, shopping, dining, and more, this home offers comfort, convenience, and modern updates in a desirable neighborhood setting. The main level features a bright kitchen with updated finishes, a cozy breakfast room, a spacious and open living room, and a convenient half bath. Upstairs, you’ll find two generous bedrooms, including one with a loft—perfect for a home office, reading nook, or creative space—plus a full bathroom. The finished lower level is great for entertaining, another full bathroom, a laundry room, and a utilit

Key facts

• Bright kitchen
• Large deck
• Level backyard

Tags

• BRIGHT KITCHEN
• COZY BREAKFAST ROOM
• SPACIOUS LIVING ROOM
• FINISHED LOWER LEVEL
• LARGE DECK
• LEVEL BACKYARD

Property features AI

Finance

• HOA & community: HOA fee $111 monthly; HOA covers front and rear lawn care, lawn maintenance, snow removal, and trash

Exterior

• Parking: Parking lot with 2 spaces (total 2 garage/parking spaces)
• Utilities: Public water; Public sewer; Electric for cooling and hot water; Natural gas available
• Home design: Interior townhouse/rowhouse; Vinyl siding
• Construction: Concrete perimeter foundation
• Exterior features: No tidal water

Interior

• Kitchen: Dishwasher; Refrigerator; Stove
• Bedrooms: 2 bedrooms on the upper level
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump(s); Central air conditioning; Natural gas heating; Electric hot water
• Interior features: Fully finished daylight basement; Wood-burning fireplace (1)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $305k.

Deal economics

• At list price, monthly cash flow is $54 ($649/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 $262k (13.9% below list).
• Recommended offer: $262k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Market conditions: Rents rising fast (+4.2%/yr); 167 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

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 $262,488 (13.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $285,056
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2332 Darby Ct	0.00mi	3/2.5	1,088 (0%)	22mo	$309,000	$284	77
1-K Wye Oak Dr Unit 1-K	0.70mi	2/2.0 (-1)	1,104 (+2%)	0mo	$155,000	$140	57
461 Darby Ln	0.26mi	3/2.5	1,242 (+14%)	10mo	$325,000	$262	52
100-I Royal Oak Dr Unit I	0.74mi	2/2.0 (-1)	1,016 (-7%)	8mo	$170,000	$167	41

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 · 4.23% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-42,704
• Equity at exit: $45,476

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-18,972
• Equity at exit: $26,371

Cash invested: $85,400 (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 21015

• Rents YoY: 4.2%
• Active inventory: 167
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,625 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$182 /mo · $2,184/yr
• Insurance: −$127
• HOA: −$111
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $54

Break-even live

Break-even rent $2,556

Max offer price $305,000

Occupancy floor 93%

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Foxhall Dr Bel Air, MD	1.0–3.0	1.0–2.0	924	$2,376	$2.57	2d	28	0.19mi
442 Darby Ln Bel Air, MD	4.0	3.5	1442	$2,700	$1.87	44d	1	0.19mi
321 Russo Way Bel Air, MD	1.0–2.0	1.5–2.0	1199	$2,459	$2.05	2d	16	0.36mi
644 Berwick Ct Abingdon, MD	3.0	2.5	1500	$2,395	$1.60	44d	1	0.80mi
2509 Merrick Ct Abingdon, MD	3.0	1.5	1230	$1,900	$1.54	44d	1	1.02mi
307L Tall Pines Ct Unit L Abingdon, MD	3.0	2.0	1300	$2,399	$1.85	15d	1	1.03mi
129 Long Meadow Ct Abingdon, MD	3.0	1.5	1240	$2,200	$1.77	44d	1	1.10mi
158 Glen View Ter Abingdon, MD	2.0	2.5	1176	$1,995	$1.70	18d	1	1.33mi

HOA detail

• Monthly dues: $111 · $1,332/yr

Listing history 26 events

1. 2026-06-18
   days on market $305,000 Active 21 DOM
2. 2026-06-17
   days on market $305,000 Active 20 DOM
3. 2026-06-16
   days on market $305,000 Active 19 DOM
4. 2026-06-15
   days on market $305,000 Active 18 DOM
5. 2026-06-13
   pricedays on market $305,000 Active 16 DOM
6. 2026-06-09
   days on market $315,000 Active 12 DOM
7. 2026-06-08
   days on market $315,000 Active 11 DOM
8. 2026-06-07
   days on market $315,000 Active 10 DOM
9. 2026-06-04
   days on market $315,000 Active 7 DOM
10. 2026-06-03
    days on market $315,000 Active 6 DOM
11. 2026-06-02
    days on market $315,000 Active 5 DOM
12. 2026-06-01
    days on market $315,000 Active 4 DOM
13. 2026-05-31
    days on market $315,000 Active 3 DOM
14. 2026-05-28
    listed $315,000 Active
15. 2025-11-15
    historical
16. 2025-10-15
    price $309,000
17. 2025-09-08
    listed $314,000 Active
18. 2025-09-08
    historical
19. 2025-09-03
    price $314,000
20. 2025-08-07
    listed $315,000 Active
21. 2025-06-14
    historical
22. 2024-08-12
    soldstatus $309,000
23. 2024-08-07
    soldstatus $309,000 Closed
24. 2024-06-30
    historical Active Under Contract
25. 2024-06-21
    listed $305,000 Active
26. 1992-01-29
    soldstatus $89,025

ⓘ 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: $2,184 · $182/mo
• Projected year-2 tax: $2,754 · $230/mo
• Expected delta: +$570/yr (+$48/mo · 26.1%)

ⓘ 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 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,499
• − Mortgage interest: −$17,085
• − Property taxes: −$2,184
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,520
• − Management: −$2,520
• − HOA: −$1,332
• − Depreciation: −$8,873
• Taxable loss: −$4,540
• Est. tax savings @ 24.0%: +$1,090
• After-tax cash flow: $1,739/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): 30,013
• Household income: $137,281
• Rent vs Own: 10.9% rent · 89.1% own
• Severe rent burden: 251.0

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 (79%)
• Race & ethnicity: White 79% Black 7% Two or more races 6% Asian 5% Hispanic / Latino 5%
• Common ancestry: Romanian 5% Italian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 2% Vietnamese 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: ▼ -211.26%
• Current HPI: 251.2512
• Rent YoY: ▲ 4.23%
• 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

+253.8% since first listed

13 events — show timeline

• 2026-05-28 Listed $315,000 BRIGHT MLS
• 2025-11-15 Listing Removed — BRIGHT MLS
• 2025-10-15 Price Changed $309,000 BRIGHT MLS
• 2025-09-08 Listing Removed — BRIGHT MLS
• 2025-09-08 Listed $314,000 BRIGHT MLS
• 2025-09-03 Price Changed $314,000 BRIGHT MLS
• 2025-08-07 Listed $315,000 BRIGHT MLS
• 2025-06-14 Coming Soon — BRIGHT MLS
• 2024-08-12 Sold (Public Records) $309,000 Public Records
• 2024-08-07 Sold (MLS) $309,000 BRIGHT MLS
• 2024-06-30 Contingent — BRIGHT MLS
• 2024-06-21 Listed $305,000 BRIGHT MLS
• 1992-01-29 Sold (Public Records) $89,025 Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,184 · +21.9% YoY. Source: county tax records.