Cameron Plan · White Marsh, MD 21162

$354,990

4 bd · 3.5 ba · 1,900 sqft · Townhouse · 60 Days on market

Good condition $65/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.2/30.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.4/10.0
• 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

🏗️ New construction. The $354,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $425,979.

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 $-591 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $341k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (13.8% below list).
• Recommended offer: $306k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.6% in White Marsh — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 83/100 on livability (#30 in MD, #1,037 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living D-.
• 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: 45 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $13k 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 60 days — a 3% lower offer ($344k) is reasonable based on typical stale-listing flexibility.

Recommended offer $306,110 (13.8% 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. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.72% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.94%
• DSCR: 0.74
• GRM: 11.6

CMA / ARV

• ARV (median comp): $425,979
• List price: $354,990
• Delta: -16.66%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11288 Davisar Rd #74	0.06mi	3/3.5 (-1)	1,900 (0%)	12mo	$467,750	$246	82
5934 Monk Ave	0.03mi	3/2.5 (-1)	1,900 (0%)	18mo	$447,130	$235	74
11268 Davisar Rd #84	0.07mi	3/3.5 (-1)	2,135 (+12%)	7mo	$429,990	$201	65
11277 Davisar Rd #110	0.09mi	3/3.5 (-1)	2,135 (+12%)	8mo	$427,540	$200	64
11274 Davisar Rd	0.06mi	3/3.5 (-1)	2,135 (+12%)	10mo	$407,563	$191	63
5920 Monk Ave	0.06mi	3/3.5 (-1)	2,135 (+12%)	14mo	$430,030	$201	60
5928 Monk Ave #43	0.04mi	3/3.5 (-1)	2,139 (+13%)	16mo	$424,990	$199	58
5937 Monk Ave	0.01mi	3/3.5 (-1)	2,135 (+12%)	20mo	$403,010	$189	57
11315 Carobel Ave	0.06mi	3/3.5 (-1)	2,139 (+13%)	18mo	$420,040	$196	57

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: -26.5%
• Equity multiple: 0.11×
• Total profit: $-106,555
• Equity at exit: $63,515

10-year hold

• IRR: -23.6%
• Equity multiple: -0.18×
• Total profit: $-140,871
• Equity at exit: $36,831

Cash invested: $119,274 (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 →

Active competition Active MLS

• For sale now: 6 active · 7 under contract
• Median asking: $441,478 ($212/sqft)
• Median days on market: 67 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +5.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 21162

• Home prices YoY: -20.4%
• Active inventory: 45
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,061 medium
• Mortgage (P&I): −$2,234
• Tax est. 1.5%: −$532 /mo · $6,390/yr
• Insurance: −$177
• HOA: −$65
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $-591

Break-even live

Break-even rent $3,809

Max offer price $340,522

Occupancy floor —

Sensitivity live

Price	-10% $-296	-5% $-443	+0% $-591	+5% $-738	+10% $-885
Rent	-10% $-832	-5% $-711	+0% $-591	+5% $-470	+10% $-349
Rate	-1.0pp $-376	-0.5pp $-482	base $-591	+0.5pp $-701	+1.0pp $-813

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: $106,495
• Closing costs: $12,779
• Club membership (one-time): —
• 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	$3,099	$1.29	9d	1	0.03mi
5400 Bush St White Marsh, MD	3.0	3.0	1816	$2,595	$1.43	73d	1	1.49mi

Property features AI

Finance

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

Exterior

• Utilities: Has heatingHas cooling
• Home design: Plan: CameronNew 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 bathrooms1 half bathroom
• Heating & cooling: Electric heating with heat pumpCentral air conditioning
• Interior features: 3 full bathrooms and 1 half bathroom (3.5 total)

Listing history 44 events

1. 2026-08-08
   days on market $354,990 Active 60 DOM
2. 2026-08-06
   days on market $354,990 Active 58 DOM
3. 2026-08-05
   days on market $354,990 Active 57 DOM
4. 2026-08-03
   days on market $354,990 Active 55 DOM
5. 2026-07-31
   days on market $354,990 Active 52 DOM
6. 2026-07-30
   days on market $354,990 Active 50 DOM
7. 2026-07-28
   days on market $354,990 Active 49 DOM
8. 2026-07-26
   days on market $354,990 Active 47 DOM
9. 2026-07-24
   days on market $354,990 Active 45 DOM
10. 2026-07-23
    days on market $354,990 Active 44 DOM
11. 2026-07-22
    days on market $354,990 Active 43 DOM
12. 2026-07-21
    days on market $354,990 Active 42 DOM
13. 2026-07-20
    days on market $354,990 Active 41 DOM
14. 2026-07-18
    days on market $354,990 Active 39 DOM
15. 2026-07-18
    days on market $354,990 Active 38 DOM
16. 2026-07-16
    days on market $354,990 Active 37 DOM
17. 2026-07-15
    days on market $354,990 Active 36 DOM
18. 2026-07-14
    days on market $354,990 Active 35 DOM
19. 2026-07-13
    days on market $354,990 Active 34 DOM
20. 2026-07-13
    days on market $354,990 Active 33 DOM
21. 2026-07-11
    days on market $354,990 Active 32 DOM
22. 2026-07-10
    days on market $354,990 Active 31 DOM
23. 2026-07-09
    days on market $354,990 Active 30 DOM
24. 2026-07-07
    days on market $354,990 Active 28 DOM
25. 2026-07-06
    days on market $354,990 Active 27 DOM
26. 2026-07-05
    days on market $354,990 Active 26 DOM
27. 2026-07-03
    days on market $354,990 Active 24 DOM
28. 2026-07-02
    days on market $354,990 Active 23 DOM
29. 2026-07-01
    days on market $354,990 Active 22 DOM
30. 2026-06-30
    days on market $354,990 Active 21 DOM
31. 2026-06-29
    days on market $354,990 Active 20 DOM
32. 2026-06-28
    days on market $354,990 Active 19 DOM
33. 2026-06-27
    days on market $354,990 Active 18 DOM
34. 2026-06-26
    days on market $354,990 Active 17 DOM
35. 2026-06-24
    days on market $354,990 Active 15 DOM
36. 2026-06-22
    days on market $354,990 Active 13 DOM
37. 2026-06-21
    days on market $354,990 Active 12 DOM
38. 2026-06-18
    days on market $354,990 Active 9 DOM
39. 2026-06-17
    days on market $354,990 Active 8 DOM
40. 2026-06-16
    days on market $354,990 Active 7 DOM
41. 2026-06-15
    days on market $354,990 Active 6 DOM
42. 2026-06-13
    days on market $354,990 Active 4 DOM
43. 2026-06-10
    remarks 456-char remark
44. 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: $36,733
• − Mortgage interest: −$23,861
• − Property taxes: −$6,390
• − Insurance: −$2,130
• − Repairs & maintenance: −$2,939
• − Management: −$2,939
• − HOA: −$780
• − Depreciation: −$12,392
• Taxable loss: −$14,697
• Est. tax savings @ 24.0%: +$3,527
• After-tax cash flow: $-3,560/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. ↑

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Vincent Farm Elementary F MD #408/860 Nat'l #35,191/41,679 Middle Perry Hall Middle F MD #64/225 Nat'l #8,750/14,009 High Perry Hall High F MD #137/222 Nat'l #8,877/17,239

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

A Composite livability gradescore 83/100

Livability — White Marsh

• Score: 83/100
• State rank: #30
• US rank: #1037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Baltimore · 885,518 people
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 4,511
• Household income: $168,021
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 6% of renters

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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%

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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%

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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

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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

Property features AI

Finance

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

Exterior

• Utilities: Has heatingHas cooling
• Home design: Plan: CameronNew 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 bathrooms1 half bathroom
• Heating & cooling: Electric heating with heat pumpCentral air conditioning
• Interior features: 3 full bathrooms and 1 half bathroom (3.5 total)