2229 Southland Rd · Woodlawn, MD 21207

$286,000

3 bd · 1.5 ba · 2,202 sqft · SingleFamily public records · 347 Days on market

Built 1951 0.27 ac lot $130/sqft · 27% below area Est $319k · 10% 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 +12.1/15.0
• Appreciation +9.8/10.0
• Cash flow +6.6/30.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +1.7/10.0
• DSCR +0.8/10.0

Listing remarks MLS

NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this three bedroom, one and a half bath home and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

Key facts

• 0.27 acre lot
• Built 1951
• Listed 347 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $286k.

Deal economics

• At list price, monthly cash flow is $-474 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (29.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (32.9% below list).
• Recommended offer: $192k (32.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#78 in MD, #2,926 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: amenities D+, crime 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); Woodlawn Middle (math 6% / reading 26%, grade F, #183 of 225 statewide, top 84%, 633 students, 67% FRL); Woodlawn High (math 4% / reading 27%, grade F, #184 of 222 statewide, top 83%, 1,815 students, 63% FRL) — zoned schools average 64% FRL vs 39% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.2%/yr); 131 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,511 units permitted in Baltimore County in 2024 (643 in 5+ unit buildings).
• This rent runs 34% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (9.5% local appreciation)).
• Baltimore County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 347 days — a 12% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $102k; list at $286k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% 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 $191,964 (32.9% 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 347 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.67% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.10%
• DSCR: 0.68
• GRM: 12.4

CMA / ARV

• ARV (median comp): $318,769
• List price: $286,000
• Delta: -10.28%
• 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
2408 Birch Dr	0.11mi	4/2.0 (+1)	2,294 (+4%)	7mo	$439,000	$191	75
6019 Gwynn Oak Ave	0.21mi	3/3.0	1,942 (-12%)	7mo	$367,200	$189	58
2926 Silver Hill Ave	0.60mi	3/2.0	2,088 (-5%)	6mo	$323,000	$155	57
2519 Cedar Dr	0.26mi	3/2.0	1,960 (-11%)	18mo	$382,500	$195	52
1914 Hillcrest Rd	0.53mi	3/2.5	2,038 (-7%)	12mo	$389,000	$191	49
1910 Englewood Ave	0.72mi	3/1.0	2,224 (+1%)	19mo	$300,000	$135	47
5810 Gwynn Oak	0.36mi	4/3.5 (+1)	2,372 (+8%)	14mo	$359,000	$151	46
5500 Stonington Ave	0.74mi	4/3.0 (+1)	2,318 (+5%)	8mo	$310,000	$134	39
1913 Englewood Ave	0.69mi	4/3.0 (+1)	2,104 (-4%)	17mo	$415,000	$197	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.5% appreciation · 5.23% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.50×
• Total profit: $120,288
• Equity at exit: $247,278

10-year hold

• IRR: 17.9%
• Equity multiple: 5.81×
• Total profit: $385,463
• Equity at exit: $522,598

Cash invested: $80,080 (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 21207

• Home prices YoY: 1.1%
• Rents YoY: 5.2%
• Active inventory: 131
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,920 medium
• Mortgage (P&I): −$1,500
• Tax from tax record: −$371 /mo · $4,454/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-474

Break-even live

Break-even rent $2,519

Max offer price $202,335

Occupancy floor —

Sensitivity live

Price	-10% $-312	-5% $-393	+0% $-474	+5% $-555	+10% $-636
Rent	-10% $-625	-5% $-549	+0% $-474	+5% $-398	+10% $-322
Rate	-1.0pp $-330	-0.5pp $-401	base $-474	+0.5pp $-548	+1.0pp $-623

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: $71,500
• Closing costs: $8,580
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3535 Flannery Ln Gwynn Oak, MD	3.0	1.5	1536	$2,000	$1.30	45d	1	0.93mi

Listing history 24 events

1. 2026-06-21
   days on market $286,000 Active 347 DOM
2. 2026-06-18
   days on market $286,000 Active 344 DOM
3. 2026-06-17
   days on market $286,000 Active 343 DOM
4. 2026-06-16
   days on market $286,000 Active 342 DOM
5. 2026-06-15
   days on market $286,000 Active 341 DOM
6. 2026-06-13
   days on market $286,000 Active 339 DOM
7. 2026-06-09
   days on market $286,000 Active 335 DOM
8. 2026-06-08
   days on market $286,000 Active 334 DOM
9. 2026-06-07
   days on market $286,000 Active 333 DOM
10. 2026-06-04
    days on market $286,000 Active 330 DOM
11. 2026-06-03
    days on market $286,000 Active 329 DOM
12. 2026-06-02
    days on market $286,000 Active 328 DOM
13. 2026-06-01
    days on market $286,000 Active 327 DOM
14. 2026-05-31
    days on market $286,000 Active 326 DOM
15. 2026-03-20
    price $286,000 331-char remark

    Show marketing remark (331 chars)

    NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this three bedroom, one and a half bath home and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

16. 2025-10-13
    price $302,400 331-char remark

    Show marketing remark (331 chars)

    NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this three bedroom, one and a half bath home and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

17. 2025-09-26
    price $307,400 331-char remark

    Show marketing remark (331 chars)

    NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this three bedroom, one and a half bath home and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

18. 2025-09-10
    price $312,400 331-char remark

    Show marketing remark (331 chars)

    NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this three bedroom, one and a half bath home and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

19. 2025-08-25
    price $323,000 331-char remark

    Show marketing remark (331 chars)

    NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this three bedroom, one and a half bath home and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

20. 2025-08-08
    price $337,200 331-char remark

    Show marketing remark (331 chars)

    NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this three bedroom, one and a half bath home and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

21. 2025-07-24
    price $355,000 331-char remark

    Show marketing remark (331 chars)

    NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this three bedroom, one and a half bath home and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

22. 2025-07-09
    listed $376,300 Active 331-char remark

    Show marketing remark (331 chars)

    NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this three bedroom, one and a half bath home and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

23. 1994-06-01
    soldstatus $101,921
24. 1987-10-21
    soldstatus $76,500

ⓘ 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: $4,454 · $371/mo
• Projected year-2 tax: $4,454 · $371/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 · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,036
• − Mortgage interest: −$16,020
• − Property taxes: −$4,454
• − Insurance: −$1,430
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$8,320
• Taxable loss: −$10,874
• Est. tax savings @ 24.0%: +$2,610
• After-tax cash flow: $-3,073/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 — Woodlawn

• Score: 77/100
• State rank: #78
• US rank: #2926

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodlawn, MD
• County: Baltimore County · 769,527 people
• City population: 49,599
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 47,099
• Household income: $67,060
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 2139.0

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 (78%)
• Race & ethnicity: Black 78% White 8% Hispanic / Latino 7% Two or more races 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Swedish 1%
• Foreign-born: 13% · Canada, Philippines, South Korea
• Languages at home: 86% English-only · Spanish 4% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▲ 9.50%
• Current HPI: 843.63
• Rent YoY: ▲ 5.23%
• 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

+273.9% since first listed

10 events — show timeline

• 2026-03-20 Price Changed $286,000 BRIGHT MLS
• 2025-10-13 Price Changed $302,400 BRIGHT MLS
• 2025-09-26 Price Changed $307,400 BRIGHT MLS
• 2025-09-10 Price Changed $312,400 BRIGHT MLS
• 2025-08-25 Price Changed $323,000 BRIGHT MLS
• 2025-08-08 Price Changed $337,200 BRIGHT MLS
• 2025-07-24 Price Changed $355,000 BRIGHT MLS
• 2025-07-09 Listed $376,300 BRIGHT MLS
• 1994-06-01 Sold (Public Records) $101,921 Public Records
• 1987-10-21 Sold (Public Records) $76,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $4,454 · -6.6% YoY. Source: county tax records.