5856 Monk Ave #24 · Honeygo, MD 21162

$397,910

4 bd · 3.5 ba · 1,900 sqft · Townhouse · 44 Days on market

Built 2026 Good condition 2,000 sqft lot $209/sqft · at area comps Est $417k · at est. $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 +11.3/30.0
• ARV discount +9.5/15.0
• Condition / age +4.0/5.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

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. The lower level is finished adding a Rec Room, 4th

Key facts

• $65 HOA
• Built 2026
• Listed 44 days

Property features AI

Finance

• Other: Fee simple ownership; Property condition listed as excellent; Estimated above-grade finished area; Estimated 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 water; Public sewer; Electric hot water
• Home design: Interior townhouse/rowhouse; Entry level is 1
• Construction: Stone and vinyl siding exterior; Asphalt roof; Concrete perimeter foundation; Passive radon mitigation; Builder: SAGE HOMES; Construction not completed
• Exterior features: Not in a federal flood zone; Irrigation water rights

Interior

• Kitchen: Built-in microwave; Gas oven/range; Self-cleaning oven; Dishwasher; Disposal; Refrigerator; Stainless steel appliances
• Bedrooms: Master bedroom; Three additional bedrooms on upper level; One bedroom on lower level
• Flooring: Carpet; Vinyl; Laminate plank
• Bathrooms: Two full bathrooms on upper level; One full bathroom on lower level; One half bathroom on main level; Three full bathrooms total; One half bathroom total
• Heating & cooling: 90% efficiency forced air heating; Natural gas heating fuel; Central air conditioning (electric)
• Interior features: Open floor plan; Family room open to kitchen; Dining area; Kitchen island; Pantry; Recessed lighting; Upgraded countertops; Master bath(s); Tub/shower; Walk-in closet(s); 9'+ ceilings
• Laundry & utility: Laundry on upper floor

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $377k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $338k (15.1% below list).
• Recommended offer: $338k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 $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 44 days — a 3% lower offer ($386k) is reasonable based on typical stale-listing flexibility.

Recommended offer $337,939 (15.1% 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 44 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.85% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (median comp): $416,585
• List price: $397,910
• Delta: -4.48%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11274 Davisar Rd	0.08mi	3/3.5 (-1)	2,135 (+12%)	9mo	$407,563	$191	64
5920 Monk Ave	0.12mi	3/3.5 (-1)	2,135 (+12%)	13mo	$430,030	$201	58

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-73,632
• Equity at exit: $59,330

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-75,652
• 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: 39
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,379 medium
• Mortgage (P&I): −$2,087
• Tax est. 1.5%: −$497 /mo · $5,969/yr
• Insurance: −$166
• HOA: −$65
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $-145

Break-even live

Break-even rent $3,563

Max offer price $376,907

Occupancy floor 99%

Sensitivity live

Price	-10% $130	-5% $-8	+0% $-145	+5% $-283	+10% $-420
Rent	-10% $-412	-5% $-279	+0% $-145	+5% $-12	+10% $122
Rate	-1.0pp $55	-0.5pp $-44	base $-145	+0.5pp $-248	+1.0pp $-353

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
• 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	3.5	2411	$3,450	$1.43	3d	1	0.18mi
10735 White Trillium Rd Perry Hall, MD	2.0–3.0	2.0	1381	$2,755	$1.99	24d	7	1.47mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 14 events

1. 2026-06-18
   days on market $397,910 Active 44 DOM
2. 2026-06-17
   days on market $397,910 Active 43 DOM
3. 2026-06-16
   days on market $397,910 Active 42 DOM
4. 2026-06-15
   days on market $397,910 Active 41 DOM
5. 2026-06-13
   days on market $397,910 Active 39 DOM
6. 2026-06-09
   days on market $397,910 Active 35 DOM
7. 2026-06-08
   days on market $397,910 Active 34 DOM
8. 2026-06-07
   days on market $397,910 Active 33 DOM
9. 2026-06-04
   days on market $397,910 Active 30 DOM
10. 2026-06-03
    days on market $397,910 Active 29 DOM
11. 2026-06-02
    days on market $397,910 Active 28 DOM
12. 2026-06-01
    days on market $397,910 Active 27 DOM
13. 2026-05-31
    days on market $397,910 Active 26 DOM
14. 2026-05-05
    listed $397,910 Active 873-char remark

ⓘ 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: $40,553
• − Mortgage interest: −$22,289
• − Property taxes: −$5,969
• − Insurance: −$1,990
• − Repairs & maintenance: −$3,244
• − Management: −$3,244
• − HOA: −$780
• − Depreciation: −$11,576
• Taxable loss: −$8,539
• Est. tax savings @ 24.0%: +$2,049
• After-tax cash flow: $307/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

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.

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 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. ↑

ⓘ 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

Price history

1 event — show timeline

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