8013 Harris Ave · Parkville, MD 21234

$300,000

4 bd · 1.5 ba · 1,510 sqft · SingleFamily public records · 20 Days on market

Built 1957 7,140 sqft lot $199/sqft · 13% below area Est $344k · 13% under

---

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).

• ARV discount +13.2/15.0
• Cash flow +8.5/30.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Property is being Sold AS-IS Seller will not make any repairs. No FHA or VA Full Kitchen and Bath in the Basement. Jacuzzi. Tub in basement.

Key facts

• 7,140 sq ft lot
• Built 1957
• Listed 20 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable TV available; Phone available; Natural gas service
• Home design: Detached home; Above-grade and below-grade living areas reported
• Construction: Brick construction; Block foundation; Asphalt roof; Year built recorded by assessor
• Exterior features: Detached structure; Lot dimensions recorded (assessor); No tidal water

Interior

• Kitchen: Built-in microwave; Dishwasher; Gas oven/range; Refrigerator
• Bedrooms: Three bedrooms on the main level; One bedroom on the lower level
• Bathrooms: Two full bathrooms (one on the main level, one on the lower level)
• Heating & cooling: 90% forced air heating; Cooling system (other) with natural gas fuel; Natural gas hot water
• Interior features: Walkout, partially finished full basement with rear entrance; Dining room
• Laundry & utility: Gas dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-263 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (22.4% below list).
• Recommended offer: $233k (22.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#77 in MD, #2,839 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools F, crime F.
• Baltimore County Public Schools (suburban): math 15% / reading 34% proficiency, ranked #11 of 24 in MD (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.7%/yr); 225 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,511 units permitted in Baltimore County in 2024 (643 in 5+ unit buildings).
• This rent runs 33% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Baltimore County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 31y 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.
• Current owner paid $111k; list at $300k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $232,782 (22.4% 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. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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 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?
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: 0.78% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.76%
• DSCR: 0.83
• GRM: 10.7

CMA / ARV

• ARV (median comp): $343,856
• List price: $300,000
• Delta: -12.75%
• 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
8405 Harris Ave	0.36mi	3/2.0 (-1)	1,436 (-5%)	4mo	$318,000	$221	65
1902 Taylor Ave	0.57mi	3/1.5 (-1)	1,544 (+2%)	4mo	$235,000	$152	61
3025 Woodside Ave	0.57mi	4/2.5	1,440 (-5%)	3mo	$325,000	$226	59
2532 Hillcrest Ave	0.41mi	3/2.5 (-1)	1,392 (-8%)	1mo	$320,000	$230	58
1800 Wendover Rd	0.68mi	3/1.5 (-1)	1,560 (+3%)	1mo	$325,000	$208	57
1915 Putty Hill Ave	0.72mi	3/1.5 (-1)	1,538 (+2%)	3mo	$270,000	$176	56
2814 Oakcrest Ave	0.53mi	3/1.5 (-1)	1,376 (-9%)	1mo	$310,000	$225	55
3017 Parktowne Rd	0.55mi	3/2.5 (-1)	1,591 (+5%)	3mo	$310,000	$195	54
1806 Wentworth Rd	0.74mi	3/1.5 (-1)	1,560 (+3%)	2mo	$250,000	$160	54
3049 Oak Forest Dr	0.62mi	3/2.0 (-1)	1,427 (-6%)	4mo	$345,000	$242	52
3033 Parktowne Rd	0.60mi	3/2.0 (-1)	1,694 (+12%)	1mo	$355,600	$210	44
3203 Taylor Ave	0.71mi	3/2.0 (-1)	1,350 (-11%)	4mo	$330,000	$244	39

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 · 6.68% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.33×
• Total profit: $-56,369
• Equity at exit: $44,731

10-year hold

• IRR: -4.8%
• Equity multiple: 0.63×
• Total profit: $-30,871
• Equity at exit: $25,939

Cash invested: $84,000 (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 21234

• Rents YoY: 6.7%
• Active inventory: 225
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,328 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$404 /mo · $4,844/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-263

Break-even live

Break-even rent $2,661

Max offer price $253,552

Occupancy floor —

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7839 Birmingham Ave Parkville, MD	3.0	1.0	1136	$1,775	$1.56	44d	1	0.28mi
8503 Kings Ridge Rd Parkville, MD	4.0	2.0	1200	$2,100	$1.75	5d	1	0.48mi
8500 Arry Pl Parkville, MD	3.0	2.5	2100	$2,500	$1.19	44d	1	0.49mi
2912 Hillcrest Ave Parkville, MD	5.0	2.0	1648	$2,900	$1.76	44d	1	0.52mi
2518 Linwood Rd Parkville, MD	3.0	1.5	1946	$2,200	$1.13	16d	1	0.65mi
3108 Glendale Ave Parkville, MD	3.0	3.0	1224	$2,550	$2.08	24d	1	0.71mi
2518 Moore Ave Parkville, MD	4.0	1.5	1896	$2,700	$1.42	44d	1	0.84mi
8768 Cimarron Cir Parkville, MD	4.0	1.5	1752	$2,395	$1.37	24d	1	0.98mi
1376 Halstead Rd Parkville, MD	3.0	1.0	1440	$2,400	$1.67	24d	1	1.07mi
8451 Water Oak Rd Parkville, MD	3.0	2.0	1054	$1,950	$1.85	44d	1	1.08mi
8340 Edgedale Rd Parkville, MD	3.0	2.0	1260	$2,400	$1.90	5d	1	1.13mi
1726 Redwood Ave Parkville, MD	4.0	2.0	1435	$2,250	$1.57	18d	1	1.16mi
1629 Wentworth Ave Parkville, MD	3.0	1.5	1152	$1,895	$1.64	44d	1	1.17mi
8592 Quentin Ave Parkville, MD	3.0	1.5	1440	$2,100	$1.46	5d	1	1.17mi
3158 Woodring Ave Parkville, MD	3.0	1.5	1500	$1,950	$1.30	24d	1	1.18mi
8533 Oak Rd Parkville, MD	3.0	2.0	1480	$2,100	$1.42	44d	1	1.18mi
1929 Edgewood Rd Unit 1929 Towson, MD	3.0	2.0	1700	$2,350	$1.38	11d	1	1.22mi
8617 Oak Rd Parkville, MD	3.0	1.5	1208	$2,100	$1.74	5d	1	1.23mi
7202 Sindall Rd Unit 7202 Parkville, MD	3.0	1.0	1350	$1,850	$1.37	44d	1	1.23mi
1717 Northview Rd Parkville, MD	3.0	1.5	1260	$1,980	$1.57	5d	1	1.25mi
1714 Pin Oak Rd Parkville, MD	3.0	1.0	1534	$2,800	$1.83	5d	1	1.26mi
1809 Glen Ridge Rd Towson, MD	3.0	1.5	1640	$2,100	$1.28	44d	1	1.27mi
8525 Chestnut Oak Rd Parkville, MD	4.0	2.0	1178	$1,995	$1.69	44d	1	1.28mi
6612 Birchwood Ave Baltimore, MD	3.0	2.0	1122	$2,300	$2.05	20d	1	1.31mi
1870 Yakona Rd Parkville, MD	4.0	2.0	1080	$2,400	$2.22	44d	1	1.34mi
8623 Willow Oak Rd Parkville, MD	3.0	2.0	1395	$2,700	$1.94	44d	1	1.35mi
8650 Rock Oak Rd Parkville, MD	4.0	2.0	1800	$3,108	$1.73	44d	1	1.36mi
1726 Yakona Rd Unit A Parkville, MD	3.0	1.0	1865	$1,400	$0.75	44d	1	1.41mi
3407 Orbitan Rd Parkville, MD	3.0	1.5	1508	$2,200	$1.46	24d	1	1.44mi
1127 Deanwood Rd Parkville, MD	3.0	2.0	1730	$2,350	$1.36	44d	1	1.44mi
3617 Double Rock Ln Parkville, MD	3.0	2.5	2000	$2,395	$1.20	5d	1	1.45mi
3412 Fleetwood Ave Baltimore, MD	3.0	2.5	1620	$2,195	$1.35	44d	1	1.45mi
2908 5th Ave Parkville, MD	3.0	1.0	1260	$1,950	$1.55	44d	1	1.45mi
8339 Wyton Rd Towson, MD	4.0	2.0	1520	$2,534	$1.67	24d	1	1.48mi
1621 Thetford Rd Towson, MD	3.0	1.5	1080	$2,350	$2.18	44d	1	1.50mi

Listing history 13 events

1. 2026-06-07
   pricestatus $300,000 Pending 20 DOM
2. 2026-06-04
   days on market $299,900 Active 20 DOM
3. 2026-06-03
   days on market $299,900 Active 19 DOM
4. 2026-06-02
   days on market $299,900 Active 18 DOM
5. 2026-06-01
   days on market $299,900 Active 17 DOM
6. 2026-05-31
   days on market $299,900 Active 16 DOM
7. 2026-05-15
   listed $299,900 Active 140-char remark
8. 2026-05-11
   historical $299,900 140-char remark
9. 1996-04-15
   soldstatus $111,000
10. 1996-03-29
    soldstatus $111,000
11. 1996-02-05
    historical
12. 1995-07-08
    listed $111,000
13. 1989-08-16
    soldstatus $100,000

ⓘ 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: $4,844 · $404/mo
• Projected year-2 tax: $4,844 · $404/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,934
• − Mortgage interest: −$16,805
• − Property taxes: −$4,844
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − Depreciation: −$8,727
• Taxable loss: −$8,412
• Est. tax savings @ 24.0%: +$2,019
• After-tax cash flow: $-1,136/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: Baltimore County Public Schools
• NCES district ID: 2400120
• Math proficiency: 15% ▼ -16.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $66,746
• Composite: 23.17/100
• National rank: #7948
• State rank: #11 of 24 in MD

Livability — Parkville

• Score: 77/100
• State rank: #77
• US rank: #2839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parkville, MD
• County: Baltimore County · 769,527 people
• City population: 66,334
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 66,334
• Household income: $83,517
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 2719.0

Population outlook (Baltimore County) Hauer SSP2

• Today (2025): 885,518 people
• By 2030: 909,272 · +2.7%
• By 2040: 951,547 · +7.5%
• By 2050: 990,955 · +11.9%
• By 2075: 1,086,411 · +22.7%
• By 2100: 1,135,078 · +28.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Black 28% Asian 5% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Romanian 5% Lithuanian 1% Italian 1%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 2% Tagalog/Filipino 1%

Political lean MEDSL · Baltimore

• 2024 margin: Strong D (+24.5) · D 61.0% · R 36.5% · Other 2.5%
• 2008→2024 swing: +9.9pp toward D · 2008: 14.6pp · 2024: 24.5pp
• All cycles: 2024: D+24.5 2020: D+27.0 2016: D+17.4 2012: D+16.4 2008: D+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -247.04%
• Current HPI: 254.3824
• Rent YoY: ▲ 6.68%
• 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

+200.0% since first listed

9 events — show timeline

• 2026-06-05 Price Changed $300,000 BRIGHT MLS
• 2026-06-05 Pending — BRIGHT MLS
• 2026-05-15 Listed $299,900 BRIGHT MLS
• 2026-05-11 Coming Soon $299,900 BRIGHT MLS
• 1996-04-15 Sold (Public Records) $111,000 Public Records
• 1996-03-29 Sold (MLS) $111,000 MRIS
• 1996-02-05 Delisted — MRIS
• 1995-07-08 Listed $111,000 MRIS
• 1989-08-16 Sold (Public Records) $100,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $4,844 · +24.9% YoY. Source: county tax records.