639 Glynock Pl · Reisterstown, MD 21136

$189,900

2 bd · 1.0 ba · 900 sqft · Townhouse public records · 54 Days on market

Built 1985 1,379 sqft lot $211/sqft · 19% below area Est $233k · 19% under

---

Why this score? — see what drove the C 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.1/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This colonial townhouse in the desirable Bonita subdivision combines a classic charm with modern potential. With two spacious bedrooms and a well-appointed full bathroom, this home is designed for easy living. The open floor plan invites natural light, creating a warm and welcoming atmosphere throughout. Enjoy the convenience of an eat-in kitchen, ideal for casual meals, while the upper-level bedroom provides flexibility and comfort. The unfinished basement presents an exciting opportunity for customization, whether you envision a recreation room, additional storage, or a workshop. Venture outside to discover a deck, perfect for morning coffee or evening relaxation. The front and rear yards offer a touch of greenery, enhancing the home's curb appeal and providing space for outdoor activities. Sidewalks and streetlights in the neighborhood create a safe and inviting environment for evening strolls. Don't miss the chance to make this home your own!

Key facts

• Unfinished basement
• Deck
• Front and rear yards

Tags

• EAT-IN KITCHEN
• UNFINISHED BASEMENT
• DECK
• FRONT AND REAR YARDS
• SIDEWALKS AND STREETLIGHTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.6% in Reisterstown — 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 72/100 on livability (#147 in MD) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: schools D+, crime F, amenities 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); 150 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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: 1.01% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 8.3

CMA / ARV

• ARV (median comp): $233,278
• List price: $189,900
• Delta: -18.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12322 Bonmot Pl	0.10mi	2/1.5	930 (+3%)	7mo	$245,000	$263	82

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 · 6.73% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.82×
• Total profit: $-9,662
• Equity at exit: $28,315

10-year hold

• IRR: 8.9%
• Equity multiple: 1.79×
• Total profit: $42,197
• Equity at exit: $16,419

Cash invested: $53,172 (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 21136

• Rents YoY: 6.7%
• Active inventory: 150
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,910 high
• Mortgage (P&I): −$996
• Tax from tax record: −$219 /mo · $2,634/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $214

Break-even live

Break-even rent $1,639

Max offer price $189,900

Occupancy floor 84%

Sensitivity live

Price	-10% $322	-5% $268	+0% $214	+5% $161	+10% $107
Rent	-10% $64	-5% $139	+0% $214	+5% $290	+10% $365
Rate	-1.0pp $310	-0.5pp $263	base $214	+0.5pp $165	+1.0pp $115

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Craftsman Ct Reisterstown, MD	2.0	2.5	1120	$2,199	$1.96	3d	1	0.10mi
632 Kennington Rd #632 Reisterstown, MD	2.0	2.0	1122	$2,000	$1.78	19d	1	0.47mi
608 Piper Rd Reisterstown, MD	3.0	2.0	1040	$2,450	$2.36	25d	1	1.23mi
401 Chartley Park Rd Reisterstown, MD	1.0–3.0	1.0–2.0	1266	$1,652	$1.30	2d	42	1.28mi
10 Brookebury Dr Reisterstown, MD	1.0–3.0	1.0–1.5	931	$1,560	$1.67	2d	53	1.43mi
322 Main St Unit 1R Reisterstown, MD	1.0	1.0	550	$1,200	$2.18	44d	1	1.46mi

Listing history 19 events

1. 2026-05-06
   status Active 960-char remark

   Show marketing remark (960 chars)

   This colonial townhouse in the desirable Bonita subdivision combines a classic charm with modern potential. With two spacious bedrooms and a well-appointed full bathroom, this home is designed for easy living. The open floor plan invites natural light, creating a warm and welcoming atmosphere throughout. Enjoy the convenience of an eat-in kitchen, ideal for casual meals, while the upper-level bedroom provides flexibility and comfort. The unfinished basement presents an exciting opportunity for customization, whether you envision a recreation room, additional storage, or a workshop. Venture outside to discover a deck, perfect for morning coffee or evening relaxation. The front and rear yards offer a touch of greenery, enhancing the home's curb appeal and providing space for outdoor activities. Sidewalks and streetlights in the neighborhood create a safe and inviting environment for evening strolls. Don't miss the chance to make this home your own!

2. 2026-04-03
   status Pending 960-char remark

   Show marketing remark (960 chars)

   This colonial townhouse in the desirable Bonita subdivision combines a classic charm with modern potential. With two spacious bedrooms and a well-appointed full bathroom, this home is designed for easy living. The open floor plan invites natural light, creating a warm and welcoming atmosphere throughout. Enjoy the convenience of an eat-in kitchen, ideal for casual meals, while the upper-level bedroom provides flexibility and comfort. The unfinished basement presents an exciting opportunity for customization, whether you envision a recreation room, additional storage, or a workshop. Venture outside to discover a deck, perfect for morning coffee or evening relaxation. The front and rear yards offer a touch of greenery, enhancing the home's curb appeal and providing space for outdoor activities. Sidewalks and streetlights in the neighborhood create a safe and inviting environment for evening strolls. Don't miss the chance to make this home your own!

3. 2026-03-19
   status Active 960-char remark

   Show marketing remark (960 chars)

   This colonial townhouse in the desirable Bonita subdivision combines a classic charm with modern potential. With two spacious bedrooms and a well-appointed full bathroom, this home is designed for easy living. The open floor plan invites natural light, creating a warm and welcoming atmosphere throughout. Enjoy the convenience of an eat-in kitchen, ideal for casual meals, while the upper-level bedroom provides flexibility and comfort. The unfinished basement presents an exciting opportunity for customization, whether you envision a recreation room, additional storage, or a workshop. Venture outside to discover a deck, perfect for morning coffee or evening relaxation. The front and rear yards offer a touch of greenery, enhancing the home's curb appeal and providing space for outdoor activities. Sidewalks and streetlights in the neighborhood create a safe and inviting environment for evening strolls. Don't miss the chance to make this home your own!

4. 2026-03-17
   status Pending 960-char remark

   Show marketing remark (960 chars)

   This colonial townhouse in the desirable Bonita subdivision combines a classic charm with modern potential. With two spacious bedrooms and a well-appointed full bathroom, this home is designed for easy living. The open floor plan invites natural light, creating a warm and welcoming atmosphere throughout. Enjoy the convenience of an eat-in kitchen, ideal for casual meals, while the upper-level bedroom provides flexibility and comfort. The unfinished basement presents an exciting opportunity for customization, whether you envision a recreation room, additional storage, or a workshop. Venture outside to discover a deck, perfect for morning coffee or evening relaxation. The front and rear yards offer a touch of greenery, enhancing the home's curb appeal and providing space for outdoor activities. Sidewalks and streetlights in the neighborhood create a safe and inviting environment for evening strolls. Don't miss the chance to make this home your own!

5. 2026-03-12
   price $189,900 960-char remark

   Show marketing remark (960 chars)

   This colonial townhouse in the desirable Bonita subdivision combines a classic charm with modern potential. With two spacious bedrooms and a well-appointed full bathroom, this home is designed for easy living. The open floor plan invites natural light, creating a warm and welcoming atmosphere throughout. Enjoy the convenience of an eat-in kitchen, ideal for casual meals, while the upper-level bedroom provides flexibility and comfort. The unfinished basement presents an exciting opportunity for customization, whether you envision a recreation room, additional storage, or a workshop. Venture outside to discover a deck, perfect for morning coffee or evening relaxation. The front and rear yards offer a touch of greenery, enhancing the home's curb appeal and providing space for outdoor activities. Sidewalks and streetlights in the neighborhood create a safe and inviting environment for evening strolls. Don't miss the chance to make this home your own!

6. 2026-02-26
   listed $199,900 Active 960-char remark

   Show marketing remark (960 chars)

   This colonial townhouse in the desirable Bonita subdivision combines a classic charm with modern potential. With two spacious bedrooms and a well-appointed full bathroom, this home is designed for easy living. The open floor plan invites natural light, creating a warm and welcoming atmosphere throughout. Enjoy the convenience of an eat-in kitchen, ideal for casual meals, while the upper-level bedroom provides flexibility and comfort. The unfinished basement presents an exciting opportunity for customization, whether you envision a recreation room, additional storage, or a workshop. Venture outside to discover a deck, perfect for morning coffee or evening relaxation. The front and rear yards offer a touch of greenery, enhancing the home's curb appeal and providing space for outdoor activities. Sidewalks and streetlights in the neighborhood create a safe and inviting environment for evening strolls. Don't miss the chance to make this home your own!

7. 2026-02-06
   historical $2,129
8. 2026-01-14
   price $2,129
9. 2025-12-19
   listed $2,149
10. 2022-02-01
    soldstatus $170,000
11. 2021-09-08
    soldstatus $168,200 Closed 387-char remark

    Show marketing remark (387 chars)

    Enjoy this cozy 2 bedroom, 1 full bathroom townhouse in the Bonita Neighborhood. It has an eat-in kitchen, deck, and partially finished basement. The room in the basement can be used as an office, exercise room, or bedroom. This house is perfect for the FTHB or Investor looking to add to their rental portfolio. HVAC replaced within the last 5 years. Roof replaced in 2013. Sold as-is.

12. 2021-08-08
    status Pending 387-char remark

    Show marketing remark (387 chars)

    Enjoy this cozy 2 bedroom, 1 full bathroom townhouse in the Bonita Neighborhood. It has an eat-in kitchen, deck, and partially finished basement. The room in the basement can be used as an office, exercise room, or bedroom. This house is perfect for the FTHB or Investor looking to add to their rental portfolio. HVAC replaced within the last 5 years. Roof replaced in 2013. Sold as-is.

13. 2021-08-07
    historical 387-char remark

    Show marketing remark (387 chars)

    Enjoy this cozy 2 bedroom, 1 full bathroom townhouse in the Bonita Neighborhood. It has an eat-in kitchen, deck, and partially finished basement. The room in the basement can be used as an office, exercise room, or bedroom. This house is perfect for the FTHB or Investor looking to add to their rental portfolio. HVAC replaced within the last 5 years. Roof replaced in 2013. Sold as-is.

14. 2021-08-03
    listed $164,900 Active 387-char remark

    Show marketing remark (387 chars)

    Enjoy this cozy 2 bedroom, 1 full bathroom townhouse in the Bonita Neighborhood. It has an eat-in kitchen, deck, and partially finished basement. The room in the basement can be used as an office, exercise room, or bedroom. This house is perfect for the FTHB or Investor looking to add to their rental portfolio. HVAC replaced within the last 5 years. Roof replaced in 2013. Sold as-is.

15. 2004-06-14
    soldstatus $123,500
16. 2004-05-27
    soldstatus $123,500
17. 2004-05-01
    historical
18. 2004-04-28
    listed $123,500
19. 1988-12-06
    soldstatus $58,900

ⓘ 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: $2,634 · $219/mo
• Projected year-2 tax: $2,634 · $219/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,919
• − Mortgage interest: −$10,637
• − Property taxes: −$2,634
• − Insurance: −$950
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$5,524
• Taxable loss: −$493
• Est. tax savings @ 24.0%: +$118
• After-tax cash flow: $2,691/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 — Reisterstown

• Score: 72/100
• State rank: #147
• US rank: #6349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Baltimore County · 769,527 people
• City population: 32,088
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 32,088
• Household income: $118,500
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 1003.0

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 0.62)
• Race & ethnicity: White 55% Black 25% Asian 8% Hispanic / Latino 7% Two or more races 5%
• Common ancestry: Romanian 3% Italian 3% Scotch-Irish 2%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 81% English-only · Other Indo-European 6% Russian/Polish/Slavic 4% Spanish 3%

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: ▼ -289.71%
• Current HPI: 240.465
• Rent YoY: ▲ 6.73%
• 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

+222.4% since first listed

19 events — show timeline

• 2026-05-06 Relisted — BRIGHT MLS
• 2026-04-03 Pending — BRIGHT MLS
• 2026-03-19 Relisted — BRIGHT MLS
• 2026-03-17 Pending — BRIGHT MLS
• 2026-03-12 Price Changed $189,900 BRIGHT MLS
• 2026-02-26 Listed $199,900 BRIGHT MLS
• 2026-02-06 Rental Removed $2,129 Tricon
• 2026-01-14 Price Changed $2,129 Tricon
• 2025-12-19 Listed for Rent $2,149 Tricon
• 2022-02-01 Sold (Public Records) $170,000 Public Records
• 2021-09-08 Sold (MLS) $168,200 BRIGHT MLS
• 2021-08-08 Pending — BRIGHT MLS
• 2021-08-07 Listing Removed — BRIGHT MLS
• 2021-08-03 Listed $164,900 BRIGHT MLS
• 2004-06-14 Sold (Public Records) $123,500 Public Records
• 2004-05-27 Sold (MLS) $123,500 MRIS
• 2004-05-01 Delisted — MRIS
• 2004-04-28 Listed $123,500 MRIS
• 1988-12-06 Sold (Public Records) $58,900 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,634 · -26.3% YoY. Source: county tax records.