109 Cherry Valley Rd · Reisterstown, MD 21136

$259,950

3 bd · 2.5 ba · 2,340 sqft · SingleFamily public records · 16 Days on market

Built 1969 0.30 ac lot $111/sqft · 41% below area Est $437k · 41% under

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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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Colonial-style home offers solid bones and promising potential on a spacious lot. This four-bedroom, two-and-a-half-bathroom residence presents significant investment potential for the discerning buyer. The property offers solid structural foundations and generous proportions throughout, creating an excellent canvas for customization and value enhancement. With thoughtful improvements, this home could be transformed into a standout property. The established neighborhood location provides stability and long-term appreciation prospects for investors seeking renovation opportunities. Don't miss this Colonial with great potential in a desirable neighborhood - schedule your showing today!

Key facts

• 0.3 acre lot
• Built 1969
• Listed 16 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (4.2% below list).
• Recommended offer: $249k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.6% in Reisterstown — 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 72/100 on livability (#147 in MD) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: schools D+, crime F, amenities 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); 150 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k 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 16 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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 $168k; list at $260k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,042 (4.2% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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: 0.96% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.67%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $437,223
• List price: $259,950
• Delta: -40.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11610 Terry Town Dr	0.08mi	4/2.5 (+1)	2,005 (-14%)	1mo	$425,000	$212	66
119 E Cherry Hill Rd	0.47mi	4/3.0 (+1)	2,192 (-6%)	5mo	$421,000	$192	57
124 Nicodemus Rd	0.07mi	4/3.5 (+1)	2,620 (+12%)	15mo	$485,000	$185	56
105 Fox Haven Ct	0.22mi	4/3.0 (+1)	2,216 (-5%)	22mo	$437,500	$197	55
113 Delight Rd	0.37mi	4/2.5 (+1)	2,099 (-10%)	8mo	$540,000	$257	54
211 Delight Rd	0.56mi	4/2.5 (+1)	2,220 (-5%)	11mo	$425,000	$191	52
18 Austin Rd	0.45mi	3/1.5	2,050 (-12%)	6mo	$390,000	$190	49
207-B Church Rd	0.48mi	4/2.5 (+1)	2,676 (+14%)	7mo	$525,000	$196	43
114 Grist Stone Way	0.62mi	4/3.5 (+1)	2,018 (-14%)	4mo	$543,000	$269	35

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 · 6.73% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.65×
• Total profit: $-25,574
• Equity at exit: $38,759

10-year hold

• IRR: 4.7%
• Equity multiple: 1.41×
• Total profit: $29,737
• Equity at exit: $22,476

Cash invested: $72,786 (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 21136

• Rents YoY: 6.7%
• Active inventory: 150
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,490 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$334 /mo · $4,008/yr
• Insurance: −$108
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $106

Break-even live

Break-even rent $2,356

Max offer price $259,950

Occupancy floor 91%

Sensitivity live

Price	-10% $254	-5% $180	+0% $106	+5% $33	+10% $-41
Rent	-10% $-90	-5% $8	+0% $106	+5% $205	+10% $303
Rate	-1.0pp $237	-0.5pp $172	base $106	+0.5pp $39	+1.0pp $-30

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: $64,988
• Closing costs: $7,798
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Persimmon Cir Reisterstown, MD	3.0	2.5	1660	$2,700	$1.63	6d	1	0.39mi
133 Hammershire Rd Unit C Reisterstown, MD	3.0	2.0	1812	$2,300	$1.27	19d	1	0.46mi
241 Cedarmere Cir Owings Mills, MD	3.0	2.5	2395	$2,295	$0.96	3d	1	0.63mi
11130 Hollowbrook Rd Owings Mills, MD	3.0	3.5	2400	$2,600	$1.08	45d	1	0.98mi
9 Rachel Ct Owings Mills, MD	3.0	2.5	2068	$2,500	$1.21	19d	1	1.09mi
26 Wessex Ct Reisterstown, MD	4.0	3.5	1780	$2,875	$1.62	45d	1	1.12mi
32 Gwynnswood Rd Owings Mills, MD	3.0	2.5	1690	$2,600	$1.54	6d	1	1.20mi
605 Shirley Manor Rd Reisterstown, MD	4.0	2.0	1808	$2,800	$1.55	45d	1	1.24mi
18 Byway Rd Owings Mills, MD	3.0	2.0	2425	$3,900	$1.61	16d	1	1.29mi
60 Chins Ct Owings Mills, MD	3.0	2.5	2400	$2,550	$1.06	25d	1	1.48mi

Listing history 12 events

1. 2026-05-08
   status Pending 697-char remark

   Show marketing remark (697 chars)

   This Colonial-style home offers solid bones and promising potential on a spacious lot. This four-bedroom, two-and-a-half-bathroom residence presents significant investment potential for the discerning buyer. The property offers solid structural foundations and generous proportions throughout, creating an excellent canvas for customization and value enhancement. With thoughtful improvements, this home could be transformed into a standout property. The established neighborhood location provides stability and long-term appreciation prospects for investors seeking renovation opportunities. Don't miss this Colonial with great potential in a desirable neighborhood - schedule your showing today!

2. 2026-04-27
   price $259,950 697-char remark

   Show marketing remark (697 chars)

   This Colonial-style home offers solid bones and promising potential on a spacious lot. This four-bedroom, two-and-a-half-bathroom residence presents significant investment potential for the discerning buyer. The property offers solid structural foundations and generous proportions throughout, creating an excellent canvas for customization and value enhancement. With thoughtful improvements, this home could be transformed into a standout property. The established neighborhood location provides stability and long-term appreciation prospects for investors seeking renovation opportunities. Don't miss this Colonial with great potential in a desirable neighborhood - schedule your showing today!

3. 2026-04-22
   listed $259,900 Active 697-char remark

   Show marketing remark (697 chars)

   This Colonial-style home offers solid bones and promising potential on a spacious lot. This four-bedroom, two-and-a-half-bathroom residence presents significant investment potential for the discerning buyer. The property offers solid structural foundations and generous proportions throughout, creating an excellent canvas for customization and value enhancement. With thoughtful improvements, this home could be transformed into a standout property. The established neighborhood location provides stability and long-term appreciation prospects for investors seeking renovation opportunities. Don't miss this Colonial with great potential in a desirable neighborhood - schedule your showing today!

4. 2002-10-03
   soldstatus $168,000
5. 2002-08-16
   soldstatus $168,000
6. 2002-07-01
   historical
7. 2002-06-26
   listed $168,000
8. 1999-01-13
   soldstatus $135,000
9. 1998-11-23
   soldstatus $135,000
10. 1998-10-21
    historical
11. 1998-09-17
    listed $139,900
12. 1990-05-22
    soldstatus $134,000

ⓘ 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: $4,008 · $334/mo
• Projected year-2 tax: $4,008 · $334/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,885
• − Mortgage interest: −$14,561
• − Property taxes: −$4,008
• − Insurance: −$1,966
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − Depreciation: −$7,562
• Taxable loss: −$2,994
• Est. tax savings @ 24.0%: +$719
• After-tax cash flow: $1,995/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 — Reisterstown

• Score: 72/100
• State rank: #147
• US rank: #6349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reisterstown, MD
• County: Baltimore County · 769,527 people
• City population: 32,088
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 32,088
• Household income: $118,500
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 1003.0

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 0.62)
• Race & ethnicity: White 55% Black 25% Asian 8% Hispanic / Latino 7% Two or more races 5%
• Common ancestry: Romanian 3% Italian 3% Scotch-Irish 2%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 81% English-only · Other Indo-European 6% Russian/Polish/Slavic 4% Spanish 3%

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: ▼ -289.71%
• Current HPI: 240.465
• Rent YoY: ▲ 6.73%
• 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

+94.0% since first listed

12 events — show timeline

• 2026-05-08 Pending — BRIGHT MLS
• 2026-04-27 Price Changed $259,950 BRIGHT MLS
• 2026-04-22 Listed $259,900 BRIGHT MLS
• 2002-10-03 Sold (Public Records) $168,000 Public Records
• 2002-08-16 Sold (MLS) $168,000 MRIS
• 2002-07-01 Delisted — MRIS
• 2002-06-26 Listed $168,000 MRIS
• 1999-01-13 Sold (Public Records) $135,000 Public Records
• 1998-11-23 Sold (MLS) $135,000 MRIS
• 1998-10-21 Delisted — MRIS
• 1998-09-17 Listed $139,900 MRIS
• 1990-05-22 Sold (Public Records) $134,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $4,008 · +11.7% YoY. Source: county tax records.