1335 Mantle St · Parkville, MD 21234

$205,000

3 bd · 1.0 ba · 1,024 sqft · Townhouse public records · 9 Days on market

Built 1959 2,756 sqft lot Est $161k · 28% over

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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 +19.3/30.0
• DSCR +6.1/10.0
• 1% rule +4.7/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

PARKSIDE HEIGHTS End of group, NEW carpet, NEW flooring in kitchen and bathroom. Gleaming HARDWOOD FLOORS on upper level. Central air, off street parking, fenced yard. Brand new Grisham security storm door. Freshly painted thru-out. Owner financing possible at 4.5%, no points! So affordable! Hurry, won't last at this price!

Key facts

• Updated kitchen
• Modern lvp flooring
• Central air

Tags

• MODERN LVP FLOORING
• UPDATED KITCHEN
• BLACK STONE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CENTRAL AIR
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $205k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/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 $199k (3.1% below list).
• Recommended offer: $199k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 5.3% in Parkville — 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 77/100 on livability (#77 in MD, #2,839 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools F, 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.
• Market conditions: Rents rising fast (+6.7%/yr); 225 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $57k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $122k; list at $205k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $198,659 (3.1% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.97% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.74%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $160,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1327 Mantle St	0.01mi	3/1.0	1,024 (0%)	5mo	$150,000	$146	95
1301 Mantle St	0.06mi	3/1.0	1,024 (0%)	12mo	$189,999	$186	87
1615 Lyle Ct	0.10mi	3/1.0	1,024 (0%)	14mo	$140,000	$137	84
1636 Lyle Ct	0.04mi	2/1.5 (-1)	1,024 (0%)	15mo	$235,000	$229	79
1603 Wentworth Ave	0.17mi	3/1.0	1,024 (0%)	17mo	$175,000	$171	78
1308 Dalton Rd	0.25mi	2/1.5 (-1)	1,120 (+9%)	1mo	$130,000	$116	65
1334 Dalton Rd	0.26mi	3/1.5	1,096 (+7%)	13mo	$198,000	$181	64
1403 Dartmouth Ave	0.28mi	2/1.5 (-1)	1,120 (+9%)	2mo	$187,000	$167	63
49 Ashlar Hill Ct #49	0.58mi	2/2.0 (-1)	1,035 (+1%)	2mo	$145,000	$140	60
22 Ashlar Hill Ct #22	0.61mi	2/1.0 (-1)	1,019 (-0%)	14mo	$160,000	$157	54
72 Ashlar Hill Ct #72	0.58mi	2/1.0 (-1)	905 (-12%)	3mo	$140,000	$155	46
10 Ashlar Hill Ct #10	0.61mi	2/2.0 (-1)	1,066 (+4%)	16mo	$167,500	$157	43

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 · 6.68% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-11,163
• Equity at exit: $30,566

10-year hold

• IRR: 8.4%
• Equity multiple: 1.74×
• Total profit: $42,580
• Equity at exit: $17,725

Cash invested: $57,400 (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 21234

• Rents YoY: 6.7%
• Active inventory: 225
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,987 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$182 /mo · $2,186/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $227

Break-even live

Break-even rent $1,700

Max offer price $205,000

Occupancy floor 84%

Sensitivity live

Price	-10% $343	-5% $285	+0% $227	+5% $169	+10% $111
Rent	-10% $70	-5% $148	+0% $227	+5% $305	+10% $384
Rate	-1.0pp $330	-0.5pp $279	base $227	+0.5pp $174	+1.0pp $120

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1610 Wentworth Ave Parkville, MD	3.0	1.0	1024	$1,900	$1.86	44d	1	0.14mi
1629 Wentworth Ave Parkville, MD	3.0	1.5	1152	$1,895	$1.64	44d	1	0.16mi
1376 Halstead Rd Parkville, MD	3.0	1.0	1440	$2,400	$1.67	24d	1	0.18mi
1332 Deanwood Rd Parkville, MD	3.0	2.0	1046	$2,500	$2.39	45d	1	0.18mi
7605 Hillendale Rd Parkville, MD	2.0	1.0	1050	$1,255	$1.20	44d	1	0.24mi
7202 Sindall Rd Unit 7202 Parkville, MD	3.0	1.0	1350	$1,850	$1.37	44d	1	0.26mi
34 Dowling Cir Parkville, MD	1.0–2.0	1.0	874	$1,465	$1.68	2d	36	0.38mi
7906 Bon Air Rd Parkville, MD	3.0	1.0	912	$2,200	$2.41	44d	1	0.44mi
6612 Wycombe Way Parkville, MD	1.0–2.0	1.0	664	$1,325	$2.00	5d	1	0.61mi
2423 Wellbridge Dr Baltimore, MD	1.0–2.0	1.0	675	$1,325	$1.96	21d	1	0.77mi
6502 McClean Blvd Unit 2211-B3 Baltimore, MD	2.0	1.0	925	$1,495	$1.62	22d	1	0.78mi
6624 Pioneer Dr Baltimore, MD	1.0–3.0	1.0	706	$1,647	$2.33	44d	1	0.81mi
8402 Greenway Rd Towson, MD	3.0	1.0	708	$1,595	$2.25	3d	24	0.81mi
6502 McClean Blvd Baltimore, MD	2.0	1.0	925	$1,537	$1.66	44d	1	0.81mi
8130 Kirkwall Ct Towson, MD	3.0	1.5	1280	$2,625	$2.05	24d	1	0.84mi
8340 Edgedale Rd Parkville, MD	3.0	2.0	1260	$2,400	$1.90	5d	1	0.86mi
2525 Wendover Rd Unit B Parkville, MD	2.0	1.0	730	$1,650	$2.26	44d	1	0.86mi
7839 Birmingham Ave Parkville, MD	3.0	1.0	1136	$1,775	$1.56	44d	1	0.88mi
1717 Northview Rd Parkville, MD	3.0	1.5	1260	$1,980	$1.57	5d	1	0.91mi
6612 Birchwood Ave Baltimore, MD	3.0	2.0	1122	$2,300	$2.05	20d	1	0.93mi
6906 Donachie Rd Baltimore, MD	3.0	1.0–2.0	904	$2,363	$2.61	3d	37	0.94mi
8309 Pleasant Plains Rd Towson, MD	3.0	1.0	1350	$3,000	$2.22	44d	1	0.95mi
8309 Arbor Station Way Parkville, MD	1.0–2.0	1.0–1.5	846	$1,815	$2.15	2d	8	0.95mi
1612 Hardwick Rd Towson, MD	4.0	2.0	1275	$2,450	$1.92	3d	1	0.97mi
1621 Thetford Rd Towson, MD	3.0	1.5	1080	$2,350	$2.18	44d	1	0.98mi
6101 Loch Raven Blvd Baltimore, MD	1.0–2.0	1.0–2.0	1138	$2,318	$2.04	3d	8	1.03mi
1745 Amuskai Rd Parkville, MD	2.0	2.0	1260	$1,975	$1.57	44d	1	1.04mi
6405 Loch Crest Rd Idlewylde, MD	3.0	2.5	1440	$2,257	$1.57	44d	1	1.06mi
8451 Water Oak Rd Parkville, MD	3.0	2.0	1054	$1,950	$1.85	44d	1	1.08mi
1712 Waverly Way Baltimore, MD	1.0–2.0	1.0	675	$1,520	$2.25	2d	5	1.09mi
6212 Laurelton Ave Baltimore, MD	2.0	1.0	960	$1,325	$1.38	44d	1	1.11mi
8525 Chestnut Oak Rd Parkville, MD	4.0	2.0	1178	$1,995	$1.69	44d	1	1.11mi
1726 Redwood Ave Parkville, MD	4.0	2.0	1435	$2,250	$1.57	18d	1	1.11mi
2106 Cloville Ave Baltimore, MD	3.0	1.5	1080	$1,700	$1.57	44d	1	1.16mi
8503 Kings Ridge Rd Parkville, MD	4.0	2.0	1200	$2,100	$1.75	5d	1	1.19mi
8533 Oak Rd Parkville, MD	3.0	2.0	1480	$2,100	$1.42	44d	1	1.19mi
1408 Cedarcroft Rd Baltimore, MD	3.0	2.0	912	$1,957	$2.15	44d	1	1.21mi
8204 Old Harford Rd Unit 2 Parkville, MD	2.0	1.0	1146	$1,850	$1.61	44d	1	1.27mi
8206 Old Harford Rd Unit 2 Parkville, MD	2.0	1.0	1146	$1,850	$1.61	44d	1	1.27mi
8206 Old Harford Rd Unit 1 Parkville, MD	2.0	1.0	1146	$1,750	$1.53	44d	1	1.27mi

Listing history 17 events

1. 2026-04-12
   status Pending
2. 2026-04-12
   price $205,000
3. 2026-04-03
   listed $199,000 Active
4. 2025-12-03
   historical $1,950
5. 2025-10-07
   price $1,950
6. 2025-09-24
   price $2,050
7. 2025-08-15
   listed $2,200
8. 2009-02-10
   historical
9. 2008-08-10
   listed
10. 2005-09-19
    soldstatus $121,800
11. 2005-09-06
    soldstatus $121,800 325-char remark

    Show marketing remark (325 chars)

    PARKSIDE HEIGHTS End of group, NEW carpet, NEW flooring in kitchen and bathroom. Gleaming HARDWOOD FLOORS on upper level. Central air, off street parking, fenced yard. Brand new Grisham security storm door. Freshly painted thru-out. Owner financing possible at 4.5%, no points! So affordable! Hurry, won't last at this price!

12. 2005-08-23
    historical 325-char remark

    Show marketing remark (325 chars)

    PARKSIDE HEIGHTS End of group, NEW carpet, NEW flooring in kitchen and bathroom. Gleaming HARDWOOD FLOORS on upper level. Central air, off street parking, fenced yard. Brand new Grisham security storm door. Freshly painted thru-out. Owner financing possible at 4.5%, no points! So affordable! Hurry, won't last at this price!

13. 2005-07-14
    listed $121,800 325-char remark

    Show marketing remark (325 chars)

    PARKSIDE HEIGHTS End of group, NEW carpet, NEW flooring in kitchen and bathroom. Gleaming HARDWOOD FLOORS on upper level. Central air, off street parking, fenced yard. Brand new Grisham security storm door. Freshly painted thru-out. Owner financing possible at 4.5%, no points! So affordable! Hurry, won't last at this price!

14. 2003-12-11
    soldstatus $60,000
15. 2003-11-24
    soldstatus $60,000
16. 2003-11-12
    historical
17. 2003-10-02
    listed $72,900

ⓘ 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: $2,186 · $182/mo
• Projected year-2 tax: $2,210 · $184/mo
• Expected delta: +$24/yr (+$2/mo · 1.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,839
• − Mortgage interest: −$11,483
• − Property taxes: −$2,186
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$5,964
• Taxable loss: −$633
• Est. tax savings @ 24.0%: +$152
• After-tax cash flow: $2,873/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 — Parkville

• Score: 77/100
• State rank: #77
• US rank: #2839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parkville, MD
• County: Baltimore County · 769,527 people
• City population: 66,334
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 66,334
• Household income: $83,517
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 2719.0

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 0.58)
• Race & ethnicity: White 58% Black 28% Asian 5% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Romanian 5% Lithuanian 1% Italian 1%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 2% 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: ▼ -247.04%
• Current HPI: 254.3824
• Rent YoY: ▲ 6.68%
• 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

+181.2% since first listed

17 events — show timeline

• 2026-04-12 Pending — BRIGHT MLS
• 2026-04-12 Price Changed $205,000 BRIGHT MLS
• 2026-04-03 Listed $199,000 BRIGHT MLS
• 2025-12-03 Rental Removed $1,950 APPFOLIO
• 2025-10-07 Price Changed $1,950 APPFOLIO
• 2025-09-24 Price Changed $2,050 APPFOLIO
• 2025-08-15 Listed for Rent $2,200 APPFOLIO
• 2009-02-10 Delisted — MRIS
• 2008-08-10 Listed — MRIS
• 2005-09-19 Sold (Public Records) $121,800 Public Records
• 2005-09-06 Sold (MLS) $121,800 MRIS
• 2005-08-23 Delisted — MRIS
• 2005-07-14 Listed $121,800 MRIS
• 2003-12-11 Sold (Public Records) $60,000 Public Records
• 2003-11-24 Sold (MLS) $60,000 MRIS
• 2003-11-12 Delisted — MRIS
• 2003-10-02 Listed $72,900 MRIS

Property tax history

+2.6%/yr

Latest (2025): $2,186 · -4.7% YoY. Source: county tax records.