6909 Holabird Ave · Dundalk, MD 21222

$205,000

5 bd · 1.0 ba · 1,137 sqft · Townhouse public records · 30 Days on market

Built 1936 1,620 sqft lot $180/sqft · 8% below area Est $223k · 8% under

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Why this score? — see what drove the B- 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 +28.9/30.0
• ARV discount +11.1/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +4.2/5.0
• 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

A TUDOR-STYLE HOME WITH TONS OF CHARM. .. .AN OWNER'S PRIDE AND JOY. .. . ENTER THROUGH AN INVITING VESTIBULE WITH CUSTOM FRENCH DOORS. IT FEATURES SPACIOUS ROOMS, HARDWOOD FLOORS, CEILING FANS, AND CUSTOM WOOD SHUTTERS. THE BATHROOM HAS BEEN TASTEFULLY DONE WITH CLASSIC BLACK-AND-WHITE TILE. THIS HOME ALSO OFFERS A QUAINT COUNTRY KITCHEN WITH BEAUTIFUL BRICKWORK AND IS ADJACENT TO A COZY SUNROOM WITH PLENTIFUL SOUTHERN EXPOSURE. THE BACKYARD HAS BEEN DESIGNED WITH A 17'X22' PARKING PAD AND A 17'X14' COURTYARD WITH A BRICK PATIO, LAMPPOST, RETRACTABLE AWNING, AND A ROD IRON FENCE THE BACK AREA ALSO HAS A SHED FOR ADDED STORAGE. THE GAS HEATING SYSTEM, HOT WATER HEATER, ROOF, AND WINDOWS HAVE BEEN UPDATED. THIS HOME HAS BEEN WELL-MAINTAINED AND IS WARM AND WELCOMING !!!!!

Key facts

• Wood floors
• Entry foyer
• Move-in condition

Tags

• MOVE-IN CONDITION
• WOOD FLOORS
• ENTRY FOYER
• UPDATED KITCHEN
• SUN ROOM
• PARKING PAD

Property features AI

Exterior

• Parking: Two driveway parking spaces; On-street parking; Concrete driveway and paved parking; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Brick front; Built-up roof; Fee simple ownership; Property in excellent condition; Above-grade and below-grade finished areas estimated
• Construction: Brick-front construction; Built-up roof; Full basement (partially finished, approximately 90% finished); Above-grade finished area estimated at 1,137; below-grade area estimated at 540; Foundation: other
• Exterior features: Patio; Porch; Partially fenced rear yard; Interior lot with rear yard

Interior

• Kitchen: Stove; Refrigerator; Built-in microwave; Dishwasher
• Bedrooms: Three bedrooms on the upper level; Two bedrooms on the lower level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (one on upper level, one on lower level)
• Heating & cooling: Radiator heating (natural gas); Window air conditioning units (electric)
• Interior features: Ceiling fans; Recessed lighting; Estimated living area
• Laundry & utility: Washer and dryer; Laundry located on the lower floor

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath townhouse listed at $205k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $202k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 6.2% in Dundalk — 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 85/100 on livability (#16 in MD, #510 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: 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 soft (-0.1%/yr); 236 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,511 units permitted in Baltimore County in 2024 (643 in 5+ unit buildings).
• At $2,620/mo this rent would consume 49% of the median local household income ($64k/yr) (locally 2566% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.
• Current owner paid $164k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% 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 $201,925 (1.5% below list)

Questions for the listing agent

1. Built in 1936 — 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 A-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?
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: 1.28% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.48%
• DSCR: 1.64
• GRM: 6.5

CMA / ARV

• ARV (median comp): $222,743
• List price: $205,000
• Delta: -7.97%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $3,234
• Equity at exit: $30,566

10-year hold

• IRR: 8.0%
• Equity multiple: 1.52×
• Total profit: $30,008
• 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 21222

• Rents YoY: -0.1%
• Active inventory: 236
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,620 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$217 /mo · $2,603/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $693

Break-even live

Break-even rent $1,744

Max offer price $205,000

Occupancy floor 69%

Sensitivity live

Price	-10% $809	-5% $751	+0% $693	+5% $635	+10% $577
Rent	-10% $486	-5% $589	+0% $693	+5% $796	+10% $900
Rate	-1.0pp $796	-0.5pp $745	base $693	+0.5pp $640	+1.0pp $586

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1533 Leslie Rd Dundalk, MD	4.0	1.0	1270	$2,000	$1.57	44d	1	0.35mi
6600 Marne Ave Baltimore, MD	5.0	2.0	1215	$2,750	$2.26	2d	1	0.66mi
6710 Hudson St Baltimore, MD	4.0	4.0	1156	$3,500	$3.03	24d	1	0.99mi
901 Elton Ave Baltimore, MD	4.0	2.0	1056	$2,800	$2.65	44d	1	1.39mi
7219 Conley St Baltimore, MD	4.0	1.5	1440	$1,950	$1.35	15d	1	1.40mi

Listing history 12 events

1. 2026-05-12
   price $210,000 402-char remark
2. 2026-04-26
   listed $215,000 Active 402-char remark
3. 2025-08-17
   historical
4. 2025-08-12
   price $220,000
5. 2025-08-05
   price $225,000
6. 2025-07-31
   listed $235,000 Active
7. 2023-04-05
   soldstatus $164,000
8. 2023-03-29
   soldstatus $164,000 Closed

   Show marketing remark (791 chars)

   A TUDOR-STYLE HOME WITH TONS OF CHARM. .. .AN OWNER'S PRIDE AND JOY. .. . ENTER THROUGH AN INVITING VESTIBULE WITH CUSTOM FRENCH DOORS. IT FEATURES SPACIOUS ROOMS, HARDWOOD FLOORS, CEILING FANS, AND CUSTOM WOOD SHUTTERS. THE BATHROOM HAS BEEN TASTEFULLY DONE WITH CLASSIC BLACK-AND-WHITE TILE. THIS HOME ALSO OFFERS A QUAINT COUNTRY KITCHEN WITH BEAUTIFUL BRICKWORK AND IS ADJACENT TO A COZY SUNROOM WITH PLENTIFUL SOUTHERN EXPOSURE. THE BACKYARD HAS BEEN DESIGNED WITH A 17'X22' PARKING PAD AND A 17'X14' COURTYARD WITH A BRICK PATIO, LAMPPOST, RETRACTABLE AWNING, AND A ROD IRON FENCE THE BACK AREA ALSO HAS A SHED FOR ADDED STORAGE. THE GAS HEATING SYSTEM, HOT WATER HEATER, ROOF, AND WINDOWS HAVE BEEN UPDATED. THIS HOME HAS BEEN WELL-MAINTAINED AND IS WARM AND WELCOMING !!!!!

9. 2023-02-25
   historical Active Under Contract

   Show marketing remark (791 chars)

   A TUDOR-STYLE HOME WITH TONS OF CHARM. .. .AN OWNER'S PRIDE AND JOY. .. . ENTER THROUGH AN INVITING VESTIBULE WITH CUSTOM FRENCH DOORS. IT FEATURES SPACIOUS ROOMS, HARDWOOD FLOORS, CEILING FANS, AND CUSTOM WOOD SHUTTERS. THE BATHROOM HAS BEEN TASTEFULLY DONE WITH CLASSIC BLACK-AND-WHITE TILE. THIS HOME ALSO OFFERS A QUAINT COUNTRY KITCHEN WITH BEAUTIFUL BRICKWORK AND IS ADJACENT TO A COZY SUNROOM WITH PLENTIFUL SOUTHERN EXPOSURE. THE BACKYARD HAS BEEN DESIGNED WITH A 17'X22' PARKING PAD AND A 17'X14' COURTYARD WITH A BRICK PATIO, LAMPPOST, RETRACTABLE AWNING, AND A ROD IRON FENCE THE BACK AREA ALSO HAS A SHED FOR ADDED STORAGE. THE GAS HEATING SYSTEM, HOT WATER HEATER, ROOF, AND WINDOWS HAVE BEEN UPDATED. THIS HOME HAS BEEN WELL-MAINTAINED AND IS WARM AND WELCOMING !!!!!

10. 2023-02-21
    listed $169,000 Active

    Show marketing remark (791 chars)

    A TUDOR-STYLE HOME WITH TONS OF CHARM. .. .AN OWNER'S PRIDE AND JOY. .. . ENTER THROUGH AN INVITING VESTIBULE WITH CUSTOM FRENCH DOORS. IT FEATURES SPACIOUS ROOMS, HARDWOOD FLOORS, CEILING FANS, AND CUSTOM WOOD SHUTTERS. THE BATHROOM HAS BEEN TASTEFULLY DONE WITH CLASSIC BLACK-AND-WHITE TILE. THIS HOME ALSO OFFERS A QUAINT COUNTRY KITCHEN WITH BEAUTIFUL BRICKWORK AND IS ADJACENT TO A COZY SUNROOM WITH PLENTIFUL SOUTHERN EXPOSURE. THE BACKYARD HAS BEEN DESIGNED WITH A 17'X22' PARKING PAD AND A 17'X14' COURTYARD WITH A BRICK PATIO, LAMPPOST, RETRACTABLE AWNING, AND A ROD IRON FENCE THE BACK AREA ALSO HAS A SHED FOR ADDED STORAGE. THE GAS HEATING SYSTEM, HOT WATER HEATER, ROOF, AND WINDOWS HAVE BEEN UPDATED. THIS HOME HAS BEEN WELL-MAINTAINED AND IS WARM AND WELCOMING !!!!!

11. 2023-02-07
    historical $169,000

    Show marketing remark (791 chars)

    A TUDOR-STYLE HOME WITH TONS OF CHARM. .. .AN OWNER'S PRIDE AND JOY. .. . ENTER THROUGH AN INVITING VESTIBULE WITH CUSTOM FRENCH DOORS. IT FEATURES SPACIOUS ROOMS, HARDWOOD FLOORS, CEILING FANS, AND CUSTOM WOOD SHUTTERS. THE BATHROOM HAS BEEN TASTEFULLY DONE WITH CLASSIC BLACK-AND-WHITE TILE. THIS HOME ALSO OFFERS A QUAINT COUNTRY KITCHEN WITH BEAUTIFUL BRICKWORK AND IS ADJACENT TO A COZY SUNROOM WITH PLENTIFUL SOUTHERN EXPOSURE. THE BACKYARD HAS BEEN DESIGNED WITH A 17'X22' PARKING PAD AND A 17'X14' COURTYARD WITH A BRICK PATIO, LAMPPOST, RETRACTABLE AWNING, AND A ROD IRON FENCE THE BACK AREA ALSO HAS A SHED FOR ADDED STORAGE. THE GAS HEATING SYSTEM, HOT WATER HEATER, ROOF, AND WINDOWS HAVE BEEN UPDATED. THIS HOME HAS BEEN WELL-MAINTAINED AND IS WARM AND WELCOMING !!!!!

12. 1987-04-08
    soldstatus $47,900

ⓘ 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: $2,603 · $217/mo
• Projected year-2 tax: $2,603 · $217/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 56% 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: $31,444
• − Mortgage interest: −$11,483
• − Property taxes: −$2,603
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,515
• − Management: −$2,515
• − Depreciation: −$5,964
• Taxable income: $5,338
• Est. tax owed @ 24.0%: −$1,281
• After-tax cash flow: $7,031/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 — Dundalk

• Score: 85/100
• State rank: #16
• US rank: #510

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dundalk, MD
• County: Baltimore County · 769,527 people
• City population: 59,407
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 59,407
• Household income: $64,141
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 2566.0

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 0.60)
• Race & ethnicity: White 59% Black 18% Hispanic / Latino 15% Two or more races 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 7% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 2% Arabic 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: ▼ -251.44%
• Current HPI: 228.4218
• Rent YoY: ▼ -0.09%
• 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

+317.3% since first listed

15 events — show timeline

• 2026-05-28 Listing Removed — BRIGHT MLS
• 2026-05-28 Price Changed $199,900 BRIGHT MLS
• 2026-05-20 Price Changed $205,000 BRIGHT MLS
• 2026-05-12 Price Changed $210,000 BRIGHT MLS
• 2026-04-26 Listed $215,000 BRIGHT MLS
• 2025-08-17 Listing Removed — BRIGHT MLS
• 2025-08-12 Price Changed $220,000 BRIGHT MLS
• 2025-08-05 Price Changed $225,000 BRIGHT MLS
• 2025-07-31 Listed $235,000 BRIGHT MLS
• 2023-04-05 Sold (Public Records) $164,000 Public Records
• 2023-03-29 Sold (MLS) $164,000 BRIGHT MLS
• 2023-02-25 Contingent — BRIGHT MLS
• 2023-02-21 Listed $169,000 BRIGHT MLS
• 2023-02-07 Coming Soon $169,000 BRIGHT MLS
• 1987-04-08 Sold (Public Records) $47,900 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,603 · +21.9% YoY. Source: county tax records.