7316-A Hughes Ave · Edgemere, MD 21219

$265,000

4 bd · 2.5 ba · 1,875 sqft · SingleFamily public records · 7 Days on market

Built 1946 10,000 sqft lot $141/sqft · 42% below area Est $356k · 26% under

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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 +15.0/15.0
• Cash flow +10.8/30.0
• 1% rule +3.7/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in this 2 bedroom home! Eat in kitchen, nice yard, close to the water and more!

Key facts

• 0.23 acre lot
• Built 1946
• Listed 7 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached property
• Construction: Vinyl siding; Block foundation; Built year per assessor
• Exterior features: Detached shed on the property; Tidal water not on property

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (oil); Central air conditioning (electric); Electric hot water
• Interior features: No basement; Living area measured per assessor

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (12.6% below list).
• Recommended offer: $232k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.7% in Edgemere — 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 61/100 on livability (#330 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living D, amenities F, commute 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.
• Zoned schools: Campfield Early Childhood Center (352 students, 62% FRL); Sparrows Point Middle (math 7% / reading 30%, grade F, #159 of 225 statewide, top 73%, 561 students, 54% FRL); Sparrows Point High (math 18% / reading 53%, grade F, #144 of 222 statewide, top 65%, 1,146 students, 44% FRL).
• Market conditions: 48 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 10y 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: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,556 (12.6% 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. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 9.5

CMA / ARV

• ARV (median comp): $356,084
• List price: $265,000
• Delta: -25.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2318 Ruth Ave	0.48mi	4/2.5	1,805 (-4%)	2mo	$395,000	$219	69
7202 Waldman Ave	0.25mi	3/2.5 (-1)	1,935 (+3%)	20mo	$575,000	$297	62
2508 Steele Ave	0.59mi	4/3.5	1,886 (+1%)	8mo	$510,000	$270	61
2217 Lodge Farm Rd	0.41mi	4/1.5	2,094 (+12%)	4mo	$435,000	$208	54
2405 Oak Manor Rd	0.64mi	4/2.5	1,784 (-5%)	18mo	$319,000	$179	47
2410 Estelle Ave	0.30mi	3/2.0 (-1)	1,648 (-12%)	18mo	$355,000	$215	44
2117 Alma Ave	0.32mi	3/2.5 (-1)	2,098 (+12%)	21mo	$475,000	$226	43
2624 N Marine Ave	0.54mi	3/2.5 (-1)	1,654 (-12%)	14mo	$360,000	$218	38
2515 Wagner Ave	0.50mi	4/2.0	1,676 (-11%)	22mo	$370,000	$221	38
2007 Headland Blvd	0.49mi	4/3.5	1,632 (-13%)	20mo	$585,000	$358	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-50,528
• Equity at exit: $39,512

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-53,468
• Equity at exit: $22,912

Cash invested: $74,200 (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 21219

• Active inventory: 48
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,316 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$450 /mo · $5,400/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-121

Break-even live

Break-even rent $2,468

Max offer price $243,658

Occupancy floor —

Sensitivity live

Price	-10% $29	-5% $-46	+0% $-121	+5% $-196	+10% $-271
Rent	-10% $-304	-5% $-212	+0% $-121	+5% $-29	+10% $62
Rate	-1.0pp $13	-0.5pp $-53	base $-121	+0.5pp $-189	+1.0pp $-259

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2507 Sycamore Ave Unit A Edgemere, MD	3.0	1.5	1800	$2,200	$1.22	45d	1	0.75mi
2919 Ritchie Ave Sparrows Point, MD	3.0	2.5	1551	$2,500	$1.61	25d	1	1.03mi

Listing history 16 events

1. 2026-05-11
   status Pending 886-char remark
2. 2026-05-04
   listed $265,000 Active 886-char remark
3. 2026-03-31
   historical
4. 2025-11-28
   listed $274,900 Active
5. 2025-11-27
   historical
6. 2016-11-17
   soldstatus $322,000
7. 2016-02-26
   soldstatus $65,100

   Show marketing remark (97 chars)

   Great opportunity in this 2 bedroom home! Eat in kitchen, nice yard, close to the water and more!

8. 2016-02-26
   soldstatus $65,100 Sold

   Show marketing remark (97 chars)

   Great opportunity in this 2 bedroom home! Eat in kitchen, nice yard, close to the water and more!

9. 2016-01-28
   status Contract

   Show marketing remark (97 chars)

   Great opportunity in this 2 bedroom home! Eat in kitchen, nice yard, close to the water and more!

10. 2016-01-28
    historical

    Show marketing remark (97 chars)

    Great opportunity in this 2 bedroom home! Eat in kitchen, nice yard, close to the water and more!

11. 2016-01-19
    status Active
12. 2016-01-12
    status Contract
13. 2016-01-06
    status Active
14. 2016-01-05
    listed $65,000

    Show marketing remark (97 chars)

    Great opportunity in this 2 bedroom home! Eat in kitchen, nice yard, close to the water and more!

15. 2016-01-05
    historical

    Show marketing remark (97 chars)

    Great opportunity in this 2 bedroom home! Eat in kitchen, nice yard, close to the water and more!

16. 2016-01-05
    listed $65,000

    Show marketing remark (97 chars)

    Great opportunity in this 2 bedroom home! Eat in kitchen, nice yard, close to the water and more!

ⓘ 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: $5,400 · $450/mo
• Projected year-2 tax: $5,400 · $450/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 8/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,787
• − Mortgage interest: −$14,844
• − Property taxes: −$5,400
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,223
• − Management: −$2,223
• − Depreciation: −$7,709
• Taxable loss: −$5,937
• Est. tax savings @ 24.0%: +$1,425
• After-tax cash flow: $-25/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 — Edgemere

• Score: 61/100
• State rank: #330
• US rank: #17349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgemere, MD
• City population: 10,119
• Population (ZIP): 9,873

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 (89%)
• Race & ethnicity: White 89% Black 4% Two or more races 4% Asian 3%
• Common ancestry: Romanian 13% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Other Indo-European 2% Korean 1% Tagalog/Filipino 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: ▼ -170.41%
• Current HPI: 263.3437
• 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

+307.7% since first listed

16 events — show timeline

• 2026-05-11 Pending — BRIGHT MLS
• 2026-05-04 Listed $265,000 BRIGHT MLS
• 2026-03-31 Listing Removed — BRIGHT MLS
• 2025-11-28 Listed $274,900 BRIGHT MLS
• 2025-11-27 Coming Soon — BRIGHT MLS
• 2016-11-17 Sold (Public Records) $322,000 Public Records
• 2016-02-26 Sold (MLS) $65,100 MRIS
• 2016-02-26 Sold (MLS) $65,100 BRIGHT MLS
• 2016-01-28 Pending — MRIS
• 2016-01-28 Listing Removed — BRIGHT MLS
• 2016-01-19 Relisted — MRIS
• 2016-01-12 Pending — MRIS
• 2016-01-06 Relisted — MRIS
• 2016-01-05 Listed $65,000 MRIS
• 2016-01-05 Delisted — MRIS
• 2016-01-05 Listed $65,000 BRIGHT MLS

Property tax history

+8.2%/yr

Latest (2025): $5,400 · +3.1% YoY. Source: county tax records.