6308 Beechwood Rd · Towson, MD 21239

$125,000

2 bd · 2.5 ba · 1,044 sqft · SingleFamily public records · 63 Days on market

Built 1928 6,300 sqft lot $120/sqft · 65% below area ↓ 41% since listing

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Why this score? — see what drove the C+ 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 +25.3/30.0
• DSCR +8.4/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 5/19/2026 @ 10:00 AM. Bidding ends 5/21/2026 @ 12:50 PM. List Price is Suggested Opening Bid. Deposit: $10,000. 2 Story Detached Home located right above the Baltimore City/County Line. Residents can enjoy the nearby attractions such as Medstar Good Samaritan Hospital, Mount Pleasant Golf Course, & Parkway Crossing Shopping Center. Property is Vacant. Easy Access to Major Traffic Artery Loch Raven Blvd.

Key facts

• 6,300 sq ft lot
• Built 1928
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.2% in Towson — 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 86/100 on livability (#11 in MD, #338 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime C-, cost of living 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 (+2.9%/yr); 71 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,511 units permitted in Baltimore County in 2024 (643 in 5+ unit buildings).
• This rent runs 30% of the median local income ($63k/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 $864 of loan paydown is wiped out by about $4k 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 63 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.27% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 6.5

CMA / ARV

• ARV (median comp): $360,461
• List price: $125,000
• Delta: -65.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6231 Marlora Rd	0.22mi	3/2.0 (+1)	1,114 (+7%)	2mo	$166,000	$149	70
1028 Saint Albans Rd	0.15mi	2/1.0	950 (-9%)	22mo	$260,000	$274	54
738 Anneslie Rd	0.28mi	2/1.5	1,177 (+13%)	10mo	$408,000	$347	54
528 Murdock Rd	0.70mi	3/2.0 (+1)	1,080 (+3%)	2mo	$515,000	$477	53
615 Dunkirk Rd	0.54mi	3/3.0 (+1)	1,008 (-3%)	12mo	$439,500	$436	51
736 Overbrook Rd	0.28mi	1/1.0 (-1)	985 (-6%)	23mo	$290,000	$294	48
723 Highwood Dr	0.58mi	3/1.5 (+1)	1,169 (+12%)	7mo	$342,000	$293	38
701 Highwood Dr	0.68mi	3/1.0 (+1)	1,103 (+6%)	12mo	$388,000	$352	37
6200 Yorkshire Dr	0.72mi	3/1.0 (+1)	1,098 (+5%)	12mo	$370,000	$337	37
717 Highwood Dr	0.61mi	3/1.0 (+1)	1,169 (+12%)	6mo	$262,500	$225	36
716 Cedarcroft Rd	0.73mi	3/1.0 (+1)	1,098 (+5%)	18mo	$365,000	$332	31

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 · 2.86% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,202
• Equity at exit: $18,638

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $20,953
• Equity at exit: $10,808

Cash invested: $35,000 (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 21239

• Rents YoY: 2.9%
• Active inventory: 71
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$656
• Tax from tax record: −$264 /mo · $3,170/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $286

Break-even live

Break-even rent $1,230

Max offer price $125,000

Occupancy floor 77%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6149 Dunroming Rd Baltimore, MD	3.0	1.5	1400	$1,895	$1.35	10d	1	0.32mi
1104 Meridene Dr Unit 1 Baltimore, MD	2.0	1.0	1098	$1,350	$1.23	43d	1	0.41mi
6405 Loch Crest Rd Idlewylde, MD	3.0	2.5	1440	$2,257	$1.57	43d	1	0.42mi
1408 Cedarcroft Rd Baltimore, MD	3.0	2.0	912	$1,957	$2.15	43d	1	0.43mi
1018 Woodson Rd Baltimore, MD	1.0–3.0	1.0–2.0	815	$1,906	$2.34	2d	13	0.46mi
6121 Chinquapin Pkwy Unit 1 Baltimore, MD	2.0	1.0	700	$1,350	$1.93	17d	1	0.48mi
6105 Chinquapin Pkwy Unit 1st Floor Baltimore, MD	2.0	1.0	726	$1,299	$1.79	17d	1	0.49mi
6106 Northwood Dr Baltimore, MD	1.0–2.0	1.0	750	$1,299	$1.73	4d	2	0.52mi
6116 Northwood Dr Unit B Baltimore, MD	2.0	1.0	810	$1,329	$1.64	43d	1	0.52mi
6114 Northwood Dr Apt A Baltimore, MD	1.0	1.0	810	$1,149	$1.42	43d	1	0.53mi
1116 Gleneagle Rd Unit 1 Baltimore, MD	2.0	1.0	726	$1,695	$2.33	4d	1	0.62mi
1116 Gleneagle Rd Unit 2 Baltimore, MD	2.0	1.0	726	$1,750	$2.41	23d	1	0.62mi
1116 Gleneagle Rd Unit 2 Baltimore, MD	2.0	1.0	876	$1,750	$2.00	43d	1	0.62mi
6101 Loch Raven Blvd Baltimore, MD	1.0–2.0	1.0–2.0	1138	$2,318	$2.04	2d	8	0.62mi
1129 Gleneagle Rd Unit B Baltimore, MD	2.0	1.0	700	$1,200	$1.71	43d	1	0.63mi
1106 Gleneagle Rd Unit 2 Baltimore, MD	2.0	1.0	1100	$1,450	$1.32	43d	1	0.64mi
1004 Dartmouth Rd Baltimore, MD	1.0	1.0	850	$1,390	$1.64	23d	1	0.65mi
1111 Gleneagle Rd Unit 2 Baltimore, MD	2.0	1.0	1452	$1,050	$0.72	43d	1	0.66mi
1020 Dartmouth Glen Way Baltimore, MD	3.0	2.5	1152	$2,250	$1.95	23d	1	0.67mi
1712 Waverly Way Baltimore, MD	1.0–2.0	1.0	675	$1,520	$2.25	1d	5	0.77mi
6612 Wycombe Way Parkville, MD	1.0–2.0	1.0	664	$1,325	$2.00	4d	1	0.83mi
917 Reverdy Rd Unit A Baltimore, MD	3.0	1.0	1200	$2,100	$1.75	43d	1	0.84mi
5664 Woodmont Ave Baltimore, MD	1.0–2.0	1.0	710	$1,175	$1.65	2d	10	0.87mi
5683 Purdue Ave Unit 5687-C5 Baltimore, MD	1.0	1.0	917	$1,000	$1.09	2d	1	0.97mi
6906 Donachie Rd Baltimore, MD	3.0	1.0–2.0	904	$1,920	$2.12	2d	37	0.98mi
34 Dowling Cir Parkville, MD	1.0–2.0	1.0	874	$1,465	$1.68	1d	36	1.08mi
5626 Midwood Ave Unit 2 Baltimore, MD	2.0	1.0	1452	$1,100	$0.76	23d	1	1.10mi
5622 Midwood Ave Baltimore, MD	3.0	2.0	1452	$2,300	$1.58	43d	1	1.11mi
5618 Midwood Ave Unit 1 Baltimore, MD	2.0	1.0	800	$1,250	$1.56	23d	1	1.12mi
6624 Pioneer Dr Baltimore, MD	1.0–3.0	1.0	706	$1,266	$1.79	43d	1	1.12mi
818 Bradhurst Rd Baltimore, MD	2.0	1.0	1216	$1,350	$1.11	3d	1	1.13mi
818 Bradhurst Rd Baltimore, MD	2.0	1.0	1216	$1,250	$1.03	43d	1	1.13mi
1090 Cameron Rd Baltimore, MD	2.0	1.0	832	$1,675	$2.01	3d	1	1.14mi
1006 Cameron Rd Baltimore, MD	2.0	1.0	1032	$950	$0.92	43d	1	1.20mi
1900 Ramblewood Rd Apt A Baltimore, MD	2.0	2.0	903	$1,847	$2.05	43d	1	1.24mi
1726 E Belvedere Ave Baltimore, MD	3.0	2.0	1140	$1,895	$1.66	21d	1	1.24mi
1806 Ramblewood Rd Apt A Baltimore, MD	2.0	2.0	903	$1,847	$2.05	43d	1	1.30mi
5307 Leith Rd Baltimore, MD	2.0	1.0	630	$1,350	$2.14	12d	1	1.30mi
7202 Sindall Rd Unit 7202 Parkville, MD	3.0	1.0	1350	$1,850	$1.37	43d	1	1.35mi
6502 McClean Blvd Unit 2211-B3 Baltimore, MD	2.0	1.0	925	$1,495	$1.62	21d	1	1.36mi

Listing history 28 events

1. 2026-06-18
   days on market $125,000 Active 63 DOM
2. 2026-06-17
   days on market $125,000 Active 62 DOM
3. 2026-06-16
   days on market $125,000 Active 61 DOM
4. 2026-06-15
   days on market $125,000 Active 60 DOM
5. 2026-06-13
   days on market $125,000 Active 58 DOM
6. 2026-06-09
   days on market $125,000 Active 54 DOM
7. 2026-06-08
   days on market $125,000 Active 53 DOM
8. 2026-06-07
   days on market $125,000 Active 52 DOM
9. 2026-06-04
   days on market $125,000 Active 49 DOM
10. 2026-06-03
    days on market $125,000 Active 48 DOM
11. 2026-06-02
    days on market $125,000 Active 47 DOM
12. 2026-06-01
    days on market $125,000 Active 46 DOM
13. 2026-05-31
    days on market $125,000 Active 45 DOM
14. 2026-04-16
    listed $125,000 Active 522-char remark

    Show marketing remark (522 chars)

    ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 5/19/2026 @ 10:00 AM. Bidding ends 5/21/2026 @ 12:50 PM. List Price is Suggested Opening Bid. Deposit: $10,000. 2 Story Detached Home located right above the Baltimore City/County Line. Residents can enjoy the nearby attractions such as Medstar Good Samaritan Hospital, Mount Pleasant Golf Course, & Parkway Crossing Shopping Center. Property is Vacant. Easy Access to Major Traffic Artery Loch Raven Blvd.

15. 2025-07-16
    historical
16. 2025-05-06
    price $295,000
17. 2025-03-21
    status Active
18. 2025-03-13
    status Pending
19. 2025-02-17
    listed $325,000 Active
20. 2024-05-12
    historical
21. 2024-01-02
    price $244,900
22. 2023-09-05
    status Active
23. 2023-08-31
    historical
24. 2023-02-04
    status Active
25. 2023-02-03
    historical
26. 2022-07-27
    price $274,900
27. 2022-07-01
    listed $284,900 Active
28. 2022-05-03
    soldstatus $212,000

ⓘ 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: $3,170 · $264/mo
• Projected year-2 tax: $3,170 · $264/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,099
• − Mortgage interest: −$7,002
• − Property taxes: −$3,170
• − Insurance: −$625
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$3,636
• Taxable income: $1,609
• Est. tax owed @ 24.0%: −$386
• After-tax cash flow: $3,040/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 — Towson

• Score: 86/100
• State rank: #11
• US rank: #338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Towson, MD
• County: Baltimore City · 558,601 people
• City population: 41,698
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 27,346
• Household income: $62,650
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 1103.0

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 12% Asian 4% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Lithuanian 1% Romanian 1% Russian 1%
• Foreign-born: 10% · Canada, United Kingdom, China
• Languages at home: 88% English-only · Other Indo-European 3% Spanish 2% French/Haitian/Cajun 2%

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: ▼ -164.48%
• Current HPI: 258.094
• Rent YoY: ▲ 2.86%
• 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

-41.0% since first listed

15 events — show timeline

• 2026-04-16 Listed $125,000 BRIGHT MLS
• 2025-07-16 Listing Removed — BRIGHT MLS
• 2025-05-06 Price Changed $295,000 BRIGHT MLS
• 2025-03-21 Relisted — BRIGHT MLS
• 2025-03-13 Pending — BRIGHT MLS
• 2025-02-17 Listed $325,000 BRIGHT MLS
• 2024-05-12 Listing Removed — BRIGHT MLS
• 2024-01-02 Price Changed $244,900 BRIGHT MLS
• 2023-09-05 Relisted — BRIGHT MLS
• 2023-08-31 Listing Removed — BRIGHT MLS
• 2023-02-04 Relisted — BRIGHT MLS
• 2023-02-03 Listing Removed — BRIGHT MLS
• 2022-07-27 Price Changed $274,900 BRIGHT MLS
• 2022-07-01 Listed $284,900 BRIGHT MLS
• 2022-05-03 Sold (Public Records) $212,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,170 · -26.3% YoY. Source: county tax records.