Cameron Plan · Honeygo, MD 21162

$354,990

4 bd · 3.5 ba · 1,900 sqft · Townhouse · 12 Days on market

Good condition $65/mo HOA · 2% 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 +11.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

3 levels of innovative and functional living space. Walk right into the main level of elegant living. The large great room is perfect for everyday living or entertaining. It is open to the stunning rear kitchen, complete with panty and kitchen island. The bedroom level boasts 3 spacious bedrooms and 2 full baths, The Owner's suite features a large walk-in closet and private bath. . The lower level is finished with a rec room, 4th bedroom and full bath.

Key facts

• Rear kitchen
• Walk-in closet
• Private bath

Tags

• GREAT ROOM
• REAR KITCHEN
• KITCHEN ISLAND
• WALK-IN CLOSET
• PRIVATE BATH
• FINISHED LOWER LEVEL

Property features AI

Finance

• Financial info: List price $354,990
• HOA & community: Association fee approximately $65 (frequency not specified)

Exterior

• Utilities: Has heating; Has cooling
• Home design: Plan: Cameron; New construction plan
• Construction: Living area approximately 1,900 (plan); Addressed as Cameron Plan, White Marsh, MD 21162
• Exterior features: Asphalt roof

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: 3 full bathrooms and 1 half bathroom (3.5 total)

🏗️ New construction. The $354,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $381,900.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $355k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (7.2% below list).
• Recommended offer: $329k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.7% in Honeygo — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Vincent Farm Elementary (math 10% / reading 24%, grade F, #408 of 860 statewide, top 50%, 735 students, 52% FRL); Perry Hall Middle (math 15% / reading 46%, grade F, #64 of 225 statewide, top 28%, 1,754 students, 40% FRL); Perry Hall High (math 19% / reading 57%, grade F, #137 of 222 statewide, top 62%, 2,029 students, 45% FRL).
• Market conditions: 39 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,511 units permitted in Baltimore County in 2024 (643 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $329,322 (7.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $381,900
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11274 Davisar Rd	0.06mi	3/3.5 (-1)	2,135 (+12%)	9mo	$407,563	$191	64
5920 Monk Ave	0.06mi	3/3.5 (-1)	2,135 (+12%)	13mo	$430,030	$201	61

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-68,328
• Equity at exit: $56,943

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-67,548
• Equity at exit: $33,020

Cash invested: $106,932 (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 21162

• Home prices YoY: -20.4%
• Active inventory: 39
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,293 medium
• Mortgage (P&I): −$2,003
• Tax est. 1.5%: −$477 /mo · $5,728/yr
• Insurance: −$159
• HOA: −$65
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $-103

Break-even live

Break-even rent $3,423

Max offer price $367,056

Occupancy floor 98%

Sensitivity live

Price	-10% $161	-5% $29	+0% $-103	+5% $-235	+10% $-367
Rent	-10% $-363	-5% $-233	+0% $-103	+5% $28	+10% $158
Rate	-1.0pp $90	-0.5pp $-5	base $-103	+0.5pp $-202	+1.0pp $-302

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: $95,475
• Closing costs: $11,457
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11301 Carobel Ct White Marsh, MD	3.0	2.5	2411	$3,350	$1.39	0d	1	0.03mi
5400 Bush St White Marsh, MD	3.0	3.0	1816	$2,595	$1.43	25d	1	1.49mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 8 events

1. 2026-06-21
   days on market $354,990 Active 12 DOM
2. 2026-06-18
   days on market $354,990 Active 9 DOM
3. 2026-06-17
   days on market $354,990 Active 8 DOM
4. 2026-06-16
   days on market $354,990 Active 7 DOM
5. 2026-06-15
   days on market $354,990 Active 6 DOM
6. 2026-06-13
   days on market $354,990 Active 4 DOM
7. 2026-06-10
   remarks 456-char remark
8. 2026-06-10
   listed $354,990 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $39,519
• − Mortgage interest: −$21,392
• − Property taxes: −$5,728
• − Insurance: −$1,910
• − Repairs & maintenance: −$3,161
• − Management: −$3,161
• − HOA: −$780
• − Depreciation: −$11,110
• Taxable loss: −$7,724
• Est. tax savings @ 24.0%: +$1,854
• After-tax cash flow: $623/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This townhouse is in excellent condition with no major repairs needed. It offers a good balance of modern amenities and curb appeal, making it a solid investment opportunity.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Resale Kitchen appliances — Upgrading appliances can attract more buyers.
• Resale Bathroom fixtures — Modernizing bathrooms can increase appeal to potential buyers.
• Resale Flooring in bathrooms — Replacing dated flooring can make bathrooms more appealing to buyers.
• Resale Lighting in bathrooms — Upgrading lighting can make bathrooms more inviting and attractive to buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen appliances — Upgrading appliances can attract more buyers. ↑
• Resale Bathroom fixtures — Modernizing bathrooms can increase appeal to potential buyers. ↑
• Resale Flooring in bathrooms — Replacing dated flooring can make bathrooms more appealing to buyers. ↑
• Resale Lighting in bathrooms — Upgrading lighting can make bathrooms more inviting and attractive to buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Honeygo

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 14,954
• Population (ZIP): 4,511

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 17% Two or more races 10% Hispanic / Latino 7% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 6% Portuguese 1% Slovak 1%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 85% English-only · Spanish 7% Tagalog/Filipino 1% Other Indo-European 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: ▼ -62.58%
• Current HPI: 244.7163
• Rent YoY: —
• Metro: —
• 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