5856 Monk Ave #24 · White Marsh, MD 21162

$397,910

4 bd · 3.5 ba · 1,900 sqft · Condo · 95 Days on market

Built 2026 Good condition $209/sqft · 7% below area Est $426k · 7% under $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).

• ARV discount +10.5/15.0
• Cash flow +8.3/30.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Schools +2.9/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

NEW FLOOR PLAN. Craftsman elevations and colors are striking and stone accents add to the richness of these elevations. The Cameron is a non-garage town home with space in all the right places. Four bedrooms and three and a half baths come included in this amazing floor plan. The main living area is open and well lit. The included kitchen island is enormous. The over sized great room and separate dining area are icing on the cake. The bedroom level includes 3 spacious bedrooms, a private bath for the owner's suite and a second full bath for family and friends. The bedroom level laundry offers convenience you don't find in most town homes.

Key facts

• $65 HOA
• Built 2026
• Listed 94 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath condo listed at $398k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-367 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $345k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $310k (22.1% below list).
• Recommended offer: $310k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.6% in White Marsh — 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 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; 1 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 $12k 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 95 days — a 9% lower offer ($362k) is reasonable based on typical stale-listing flexibility.

Recommended offer $309,900 (22.1% 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 95 days. Have you received any prior offers? Is the seller open to a 22% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.95%
• DSCR: 0.82
• GRM: 10.7

CMA / ARV

• ARV (median comp): $425,894
• List price: $397,910
• Delta: -6.57%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11277 Davisar Rd #110	0.06mi	3/3.5 (-1)	2,135 (+12%)	8mo	$427,540	$200	65
11268 Davisar Rd #84	0.07mi	3/3.5 (-1)	2,135 (+12%)	7mo	$429,990	$201	65
5822 Dillon John Ct	1.25mi	4/3.5	1,980 (+4%)	1mo	$537,500	$271	57
5617 Allender Rd	1.23mi	4/2.0	1,856 (-2%)	3mo	$370,000	$199	52
11400 Eunice Ct	0.86mi	4/2.5	1,964 (+3%)	4mo	$540,000	$275	52
11240 Philadelphia Rd	0.80mi	4/3.0	1,825 (-4%)	7mo	$470,000	$258	50
6029 Loreley Beach Rd	0.93mi	3/2.0 (-1)	1,795 (-6%)	2mo	$575,000	$320	43
5717 Station Rd	1.01mi	3/2.5 (-1)	1,804 (-5%)	6mo	$440,000	$244	42
11721 Hamilton Pl	1.26mi	3/1.5 (-1)	1,828 (-4%)	4mo	$447,000	$245	42
10607 Vincent Farm Ln	1.08mi	4/3.5	2,224 (+17%)	2mo	$575,000	$259	39
5619 Harvey Ct	0.86mi	4/2.5	2,166 (+14%)	7mo	$539,000	$249	32
5825 Ebenezer Rd	1.09mi	3/2.0 (-1)	1,520 (-20%)	9mo	$350,000	$230	22

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: -22.9%
• Equity multiple: 0.21×
• Total profit: $-87,744
• Equity at exit: $59,330

10-year hold

• IRR: -17.3%
• Equity multiple: 0.05×
• Total profit: $-106,124
• Equity at exit: $34,404

Cash invested: $111,415 (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: 45
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,099 medium
• Mortgage (P&I): −$2,087
• Tax est. 1.5%: −$497 /mo · $5,969/yr
• Insurance: −$166
• HOA: −$65
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $-367

Break-even live

Break-even rent $3,563

Max offer price $344,854

Occupancy floor —

Sensitivity live

Price	-10% $-92	-5% $-229	+0% $-367	+5% $-504	+10% $-642
Rent	-10% $-611	-5% $-489	+0% $-367	+5% $-244	+10% $-122
Rate	-1.0pp $-166	-0.5pp $-265	base $-367	+0.5pp $-470	+1.0pp $-575

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: $99,478
• Closing costs: $11,937
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.18mi

Property features AI

Finance

• Other: Fee simple ownershipProperty condition listed as excellentEstimated above-grade finished areaEstimated below-grade finished area (finished below grade 460)Front foot fee of $395 paid annually
• HOA & community: Monthly HOA fee of $65

Exterior

• Parking: Off-street parking
• Utilities: Public waterPublic sewerElectric hot water
• Home design: Interior townhouse/rowhouseEntry level is 1
• Construction: Stone and vinyl siding exteriorAsphalt roofConcrete perimeter foundationPassive radon mitigationBuilder: SAGE HOMESConstruction not completed
• Exterior features: Not in a federal flood zoneIrrigation water rights

Interior

• Kitchen: Built-in microwaveGas oven/rangeSelf-cleaning ovenDishwasherDisposalRefrigeratorStainless steel appliances
• Bedrooms: Master bedroomThree additional bedrooms on upper levelOne bedroom on lower level
• Flooring: CarpetVinylLaminate plank
• Bathrooms: Two full bathrooms on upper levelOne full bathroom on lower levelOne half bathroom on main levelThree full bathrooms totalOne half bathroom total
• Heating & cooling: 90% efficiency forced air heatingNatural gas heating fuelCentral air conditioning (electric)
• Interior features: Open floor planFamily room open to kitchenDining areaKitchen islandPantryRecessed lightingUpgraded countertopsMaster bath(s)Tub/showerWalk-in closet(s)9'+ ceilings
• Laundry & utility: Laundry on upper floor

HOA detail $65/mo · $780/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $397,910 Active 95 DOM
2. 2026-08-06
   days on market $397,910 Active 93 DOM
3. 2026-08-05
   days on market $397,910 Active 92 DOM
4. 2026-08-03
   days on market $397,910 Active 90 DOM
5. 2026-07-31
   days on market $397,910 Active 87 DOM
6. 2026-07-30
   days on market $397,910 Active 85 DOM
7. 2026-07-28
   days on market $397,910 Active 84 DOM
8. 2026-07-26
   days on market $397,910 Active 82 DOM
9. 2026-07-24
   days on market $397,910 Active 80 DOM
10. 2026-07-23
    days on market $397,910 Active 79 DOM
11. 2026-07-22
    days on market $397,910 Active 78 DOM
12. 2026-07-21
    days on market $397,910 Active 77 DOM
13. 2026-07-20
    days on market $397,910 Active 76 DOM
14. 2026-07-18
    days on market $397,910 Active 74 DOM
15. 2026-07-18
    days on market $397,910 Active 73 DOM
16. 2026-07-16
    days on market $397,910 Active 72 DOM
17. 2026-07-15
    days on market $397,910 Active 71 DOM
18. 2026-07-14
    days on market $397,910 Active 70 DOM
19. 2026-07-13
    days on market $397,910 Active 69 DOM
20. 2026-07-13
    days on market $397,910 Active 68 DOM
21. 2026-07-11
    days on market $397,910 Active 67 DOM
22. 2026-07-10
    days on market $397,910 Active 66 DOM
23. 2026-07-09
    days on market $397,910 Active 65 DOM
24. 2026-07-07
    days on market $397,910 Active 63 DOM
25. 2026-07-06
    days on market $397,910 Active 62 DOM
26. 2026-07-05
    days on market $397,910 Active 61 DOM
27. 2026-07-03
    days on market $397,910 Active 59 DOM
28. 2026-07-02
    days on market $397,910 Active 58 DOM
29. 2026-07-01
    days on market $397,910 Active 57 DOM
30. 2026-06-30
    days on market $397,910 Active 56 DOM
31. 2026-06-29
    days on market $397,910 Active 55 DOM
32. 2026-06-28
    days on market $397,910 Active 54 DOM
33. 2026-06-27
    days on market $397,910 Active 53 DOM
34. 2026-06-26
    days on market $397,910 Active 52 DOM
35. 2026-06-24
    days on market $397,910 Active 50 DOM
36. 2026-06-22
    days on market $397,910 Active 48 DOM
37. 2026-06-21
    days on market $397,910 Active 47 DOM
38. 2026-06-18
    days on market $397,910 Active 44 DOM
39. 2026-06-17
    days on market $397,910 Active 43 DOM
40. 2026-06-16
    days on market $397,910 Active 42 DOM
41. 2026-06-15
    days on market $397,910 Active 41 DOM
42. 2026-06-13
    days on market $397,910 Active 39 DOM
43. 2026-06-09
    days on market $397,910 Active 35 DOM
44. 2026-06-08
    days on market $397,910 Active 34 DOM
45. 2026-06-07
    days on market $397,910 Active 33 DOM
46. 2026-06-04
    days on market $397,910 Active 30 DOM
47. 2026-06-03
    days on market $397,910 Active 29 DOM
48. 2026-06-02
    days on market $397,910 Active 28 DOM
49. 2026-06-01
    days on market $397,910 Active 27 DOM
50. 2026-05-31
    days on market $397,910 Active 26 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: $37,188
• − Mortgage interest: −$22,289
• − Property taxes: −$5,969
• − Insurance: −$1,990
• − Repairs & maintenance: −$2,975
• − Management: −$2,975
• − HOA: −$780
• − Depreciation: −$11,576
• Taxable loss: −$11,365
• Est. tax savings @ 24.0%: +$2,728
• After-tax cash flow: $-1,672/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 · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $9,500–$28,500 screening

This well-maintained townhouse is in good condition with no major repairs needed. It offers a good return on investment with updates that can significantly increase its value for both resale and rental.

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 for both resale and rental. ↑
• Both Kitchen updates — Modernizing the kitchen can increase both resale and rental value. ↑
• Both Bathroom updates — Updating bathrooms can significantly boost both resale and rental value. ↑
• Both HVAC system upgrade — A new HVAC system improves comfort and energy efficiency, enhancing both resale and rental appeal. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

• Other: Fee simple ownershipProperty condition listed as excellentEstimated above-grade finished areaEstimated below-grade finished area (finished below grade 460)Front foot fee of $395 paid annually
• HOA & community: Monthly HOA fee of $65

Exterior

• Parking: Off-street parking
• Utilities: Public waterPublic sewerElectric hot water
• Home design: Interior townhouse/rowhouseEntry level is 1
• Construction: Stone and vinyl siding exteriorAsphalt roofConcrete perimeter foundationPassive radon mitigationBuilder: SAGE HOMESConstruction not completed
• Exterior features: Not in a federal flood zoneIrrigation water rights

Interior

• Kitchen: Built-in microwaveGas oven/rangeSelf-cleaning ovenDishwasherDisposalRefrigeratorStainless steel appliances
• Bedrooms: Master bedroomThree additional bedrooms on upper levelOne bedroom on lower level
• Flooring: CarpetVinylLaminate plank
• Bathrooms: Two full bathrooms on upper levelOne full bathroom on lower levelOne half bathroom on main levelThree full bathrooms totalOne half bathroom total
• Heating & cooling: 90% efficiency forced air heatingNatural gas heating fuelCentral air conditioning (electric)
• Interior features: Open floor planFamily room open to kitchenDining areaKitchen islandPantryRecessed lightingUpgraded countertopsMaster bath(s)Tub/showerWalk-in closet(s)9'+ ceilings
• Laundry & utility: Laundry on upper floor

Price history

1 event — show timeline

• 2026-05-05 Listed $397,910 BRIGHT MLS