Parkville, Maryland / Auction proposal
8735 Old
Harford Road.
A focused auction strategy.
Competitive Bidding. Sale Terms Beneficial to the Seller.
Prepared forPaul Schwab, Esq.Azrael, Franz, Schwab, Lipowitz & Solter
100+
More than a century of auction experience.A modern online platform for your sale.
14,000+
Properties sold
since 2012
250,000+
Unique site visitors
annually
6
States served
including Washington, DC
A note from Matthew Cooper
Dear Mr. Schwab,
Thank you for the opportunity to present our proposal for the auction sale of 8735 Old Harford Road. We recommend a $225,000 confidential reserve for the sale in its current condition. Our estimated value following renovation is $400,000.
Our auction platform combines targeted marketing, competitive online bidding and seller-focused sale terms. The comparable properties below explain the pricing context. We will guide you from the listing agreement through auction and settlement.
01 / The property
A home with renovation potential.
3 bedrooms, 1.5 baths and a detached garage.
Bedrooms supplied by Matthew; area and lot verified with SDAT.
Maryland SDAT records: built 1948; 2 stories; 1 full bath and 1 half bath; “1 Detached” garage; Baltimore County, District 09, account 0904650670. The record reports finished basement area only; total basement area and unfinished basement area are not stated. Acreage is calculated from 9,350 SF ÷ 43,560. Measurements and current condition should be verified before marketing.
02 / Comparable properties
The evidence behind the estimate.
Bright MLS “8735 Old Harford Comps”
9 listing records • 8 distinct properties • Reviewed October 13, 2026
Closest renovated sale
$385,000
8720 Old Harford Road • July 31, 2026
A nearby renovated Cape Cod with 3 bedrooms, 2 full baths, 1,500 SF above grade and a 12,150 SF lot. Its renovated kitchen, bathrooms and major systems make it the clearest reference for the subject after renovation.
The subject has less above-grade area and a smaller lot, but adds 400 SF of recorded finished basement and a detached garage. Its 1.5 baths compare with this property's 2 full baths.
Estimated value following renovation
$400,000
Matthew Cooper's estimate
The estimate is approximately 3.9% above the $385,000 sale and below the $430,000 renovated sale at 8802 Ashford Road. Ashford has 5 bedrooms, 3 baths and 2,268 finished SF, making it an upper reference with superior accommodation.
The $355,000 sale at 8806 Ashford and $315,000 sale at 2431 Woodcroft show that updated homes also sell below $400,000. Achieving the estimate depends on renovation quality, layout, condition and market response.
The same house sold before and after renovation. 8720 Old Harford sold as-is for $199,900 on April 20, 2026, then sold renovated for $385,000 on July 31, 2026. The $185,100 difference is a gross price change; it is not renovation cost or profit. Both listing records share tax ID 04090907001810 and should not be counted as two independent properties.
Active and pending prices are asking prices.
| Property / MLS | Status / date | Price | Beds / baths | Above grade SF | Below grade SF | Lot SF / acres | Condition / relevance |
|---|---|---|---|---|---|---|---|
| 8722 Old Harford Rd MDBC2175224 | Active Asking price | $290,000 | 4 / 1 full / 1 half | 1,160 | 0 listed; 720 unfinished | 11,950 0.274 acre | 1954 Cape Cod; remarks say 2 full baths, conflicting with structured field. |
| 8715 Old Harford Rd MDBC2164898 | Active Asking price | $295,000 | 3 / 2 full | 1,584 | 0 listed | 12,614 0.290 acre | Cape Cod needing TLC; potential short sale. |
| 8719 Satyr Hill Rd MDBC2167932 | Pending Asking price; contract 10/06/2026 | $375,000 | 5 / 2 full | 1,248 | 832 estimated | 6,534 0.150 acre | Renovated; detached 2-car garage. Final sale price unknown. |
| 8720 Old Harford Rd MDBC2158078 | Closed 04/20/2026 | $199,900 | 3 / 2 full | 1,500 | 0 listed | 12,150 0.279 acre | Strictly as-is renovation opportunity; same parcel as later $385,000 sale. |
| 8716 Stockwell Rd MDBC2160434 | Closed 06/18/2026 | $268,000 | 3 / 1 full | 1,200 | Not reported | 5,500 0.126 acre | As-is terms; remarks describe 2 bedrooms convertible to 3. |
| 2431 Woodcroft Rd MDBC2162342 | Closed 06/30/2026 | $315,000 | 3 / 2 full | 1,300 | 0 listed | 8,250 0.189 acre | Updated in 2022; ranch; off-street parking. |
| 8806 Ashford Rd MDBC2164094 | Closed 09/21/2026 | $355,000 | 3 / 2 full | 1,138 | 570 finished / 568 unfinished | 7,150 0.164 acre | Very good condition; finished basement with kitchen; seller concessions reported. |
| 8720 Old Harford Rd MDBC2166742 | Closed 07/31/2026 | $385,000 | 3 / 2 full | 1,500 | 0 listed | 12,150 0.279 acre | Newly renovated Cape Cod; new kitchen, baths, roof, electric and windows. |
| 8802 Ashford Rd MDBC2141362 | Closed 05/29/2026 | $430,000 | 5 / 3 full | 1,134 | 1,134 finished, estimated | 7,150 0.164 acre | Renovated; 2,268 total finished SF; basement kitchenette and separate entry. |
Closed prices and dates were verified in listing detail. Pending 8719 Satyr Hill shows an anticipated closing date of October 30, 2026; no final sale price is available. Source: Bright MLS portal supplied by Matthew Cooper. MLS area sources vary between assessor and estimates; blank area fields are not proof that no basement exists. Above- and below-grade area are kept separate.
03 / Opening bid & reserve
Opening bid & setting
the reserve price.
The opening bid tells buyers where the competition starts. The reserve is the minimum you are willing to accept. They serve two different purposes.
Confidential · Owner & auctioneer
The reserve price.
Your minimum. Your final say.
The reserve is the minimum amount you are willing to accept for your property. It is stated in the Auction Listing Agreement and remains confidential between the owner and auctioneer.
You have the final say over the reserve. If the auction does not meet it, you may choose to accept or reject the highest bid.
Public · Advertised to buyers
The opening bid.
Where the competition begins.
The opening bid is the advertised number that tells the public where bidding will start. It is a starting point for the auction, separate from your confidential reserve.
On the MLS, the asking-price field shows the opening bid. The property description explains that the property is being sold at auction and that the listed amount is the opening bid.
⅓ – ½OF THE RESERVE PRICE
Our general rule of thumb
Start the bidding below the reserve.
We generally open bidding between one-third and one-half of the reserve price. Real-time competitive bidding then reveals the market value of the property.
“Start it low,
watch it go!”— Paul Cooper
How do we establish the pricing?
The property owner and auctioneer analyze the property together to determine a reasonable reserve, with the seller ultimately choosing the amount. The Auction Listing Agreement records the reserve, the opening bid/list price and the buyer’s premium. Once the agreement is signed, the auction is scheduled and marketing begins.
What if the bidding finishes below the reserve?
You can accept or reject the highest bid. Alex Cooper routinely sells properties below, at and above the reserve price. We share bidding activity and guide you through the auction so you can evaluate the result as bidding concludes.
What should we consider before rejecting a bid?
Once a bid is rejected, the bidder is no longer obligated to that last bid. A later offer may be lower, or the buyer may not proceed. The auction itself is the time to secure the best price and sale terms, so we will review the bidding with you before you make that decision.
The $225,000 reserve equals 56.25% of the $400,000 renovated-value estimate. The $175,000 spread must accommodate renovation, carrying costs, transaction costs, risk and buyer return; it is not an estimated renovation budget or seller net proceeds.
advertising begins
04 / Marketing your property
A targeted
marketing campaign.
Prepare and present.
Professional photography, a clear property description and due-diligence materials. The property will have an open house and be available for Realtors to show to their clients. Alex Cooper will also conduct private showings with unrepresented buyers. Known condition issues will be documented before bidding.
Reach qualified prospects.
Reach local buyers, renovators and investors, including our audience of over 62,000 registered bidders, through the Alex Cooper bidding platform, email audience, Facebook, Instagram, Bright MLS, Zillow, Redfin and Realtor.com. Advertising begins approximately three weeks before auction.
Control marketing costs.
No marketing expense to the seller.
05 / The auction process
From agreement to settlement.
Click a stage to explore what happens next.
We guide you all the way through closing.
Day 1 · Set the foundation
Listing agreement
Execute the agreement and establish the auction plan.
Reserve pricing & opening bids
You set the confidential reserves. Opening bids are generally one-third to one-half of the reserve and are only starting points. Below-reserve bids may be accepted or rejected.
You set the confidential reserves. Opening bids are generally one-third to one-half of the reserve and are only starting points. Below-reserve bids may be accepted or rejected.
Illustrative auction schedule; final dates will be agreed before launch.
Proposed settlement: 45 days after auction close.
06 / Proposed sale terms
Seller-focused terms.
Subject to final listing agreement and purchase agreement.
6%Buyer's premium
Added to the high bid to compensate Alex Cooper and any cooperating buyer's agent.
10% / 45 daysDeposit and settlement
The winning bidder signs the purchase agreement and posts a deposit of 10% of the contract price within one business day. Proposed closing is within 45 days of auction.
As-is, where-isCondition and contingencies
Sell without financing, appraisal or inspection contingencies. Buyers review the property and due-diligence materials before bidding.
Increase your proceedsTransfer taxes and settlement fees
Buyer to pay transfer taxes and settlement fees under the final purchase agreement. Real estate tax adjustments as of auction day.