ARV Range: $525k
Closing: December 30, 2025
Property Snapshot
- 3 Beds / 1 Bath (can be 4/2 or 4/3)
- 2,304 total SQFT (1,152 up / 1,152 down)
- Huge 0.275 acre lot
- 2-car garage (very few comps with this)
- WOW New roof, windows, HVAC (2020)
- Fireplace
- Public sewer, Well water
- Built 1950
Home is clean, functional, and rent-ready as-is. Kitchen and bath are older but serviceable. Basement is open and ideal for future finishing. Garage and lot size significantly outperform nearby sales.
Condition Breakdown
Exterior
- Huge 0.275 acre lot (12,000 SF) — bigger than most comps (.09–.18).
- Strong curb appeal; property sits well on the lot.
- 2-car detached garage + long driveway — major value driver vs comps.
- Vinyl siding in good shape.
- Yard is flat, useable, and ideal for long-term rental durability.
Roof / Windows / Systems
- Brand-new roof.
- New windows.
- New HVAC (2020).
- These upgrades reduce CapEx for buy-and-hold buyers and increase ARV predictability for wholetail/flippers.
Main Level
- 1,152 finished SF.
- Clean layout — no structural walls to relocate if someone wants to upgrade kitchen/bath layout later.
- Functional 3/1 configuration on the main level (common in this neighborhood).
- Floors in good condition; walls appear clean and well-kept.
- Fireplace in living area — desirable for retail buyers.
Kitchen
- Dated but functional.
- Cabinets and counters usable as-is for rental / wholetail.
- Plumbing, sink, and appliances appear serviceable.
- Easy cosmetic lift for a flip (paint, counters, stainless package).
Bathroom
- Clean.
- Fully functional.
- Light updates (vanity, mirror, tub reglaze) would push ARV.
Basement (Unfinished – 1,152 SF)
- Full-height basement with exterior access.
- Clean, dry foundation based on photos.
- Easy path to adding another bedroom + bathroom to boost ARV and rental income.
- Investors can create 2,000+ total finished SF with minimal structural work.
Garage
- 630 SF attached garage + workshop potential.
- Great value add for retail buyers.
- Ideal for contractors, hobbyists, or storage for renters.
Key Value Drivers
1. Under Market
- Tax assessment: $338,900
- You’re acquiring at — below tax value and far below neighborhood ARV range of $500K–$580K.
2. Lot Advantage
- Most comps sit on .09–.18 acre lots.
- At .275, this is one of the largest lots sold in the last 12 months.
3. Garage Premium
- Properties without a garage are closing High-$450s to $480s
- Properties with a garage push $540K–$580K.
- You are buying the garage + lot premium at a discount.
4. Systems Done
- Roof, windows, HVAC = the most expensive items are already updated.
5. Basement Upside
- Unfinished 1,152 SF basement = lowest cost per-SF value add in this submarket.
Comparable Sales (Direct Support)
| Comp | Sold Price | Lot Size | Garage | Condition | How It Applies |
|---|---|---|---|---|---|
| 1712 Forestville | $445K | 0.09 | No | Reno | Sets floor low- to mid-500s for subject |
| 1708 Millstone | $450K | 0.09 | No | Clean | Subject >$75K stronger |
| 1636 Havre De Grace | $470K | 0.09 | No | Light reno | Supports ±$500K+ |
| 1637 Fairhill | $550K | 0.23 | 2-car | Full flip | Your top comp for full ARV |
| 1738 Fairhill | $580K | 0.23 | 1-car | Updated | Shows market ceiling ≈ $580K |
POST-OCCUPANCY TERMS
- Seller to remain in possession 7 days post-settlement
- $30,000 escrow deposit with First Class Title LLC from sellers proceeds at closing.
- Property delivered in same condition as settlement.
- OCCUPANCY CHARGE. Seller agrees to pay an “Occupancy Charge” as follows that will be
deducted from the Security Deposit:- No charge – for days 1 – 7 after the Settlement Date
- $300.00 per day from day 8 after the settlement date and every day until the property is vacant