1910 Park Pl · Woodlawn, MD 21207

$274,900

2 bd · 1.0 ba · 1,383 sqft · SingleFamily public records · 200 Days on market

Built 1953 5,000 sqft lot $199/sqft · 8% below area Est $298k · 8% 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 +10.9/15.0
• Appreciation +9.8/10.0
• Cash flow +7.3/30.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +1.5/10.0
• DSCR +1.4/10.0

Key facts

• 5,000 sq ft lot
• Built 1953
• Listed 200 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-370 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (35.5% below list).
• Recommended offer: $177k (35.5% 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: Edmondson Heights Elementary (math 2% / reading 4%, grade F, #822 of 860 statewide, top 96%, 559 students, 70% FRL); Southwest Academy (math 6% / reading 34%, grade F, #147 of 225 statewide, top 68%, 739 students, 64% FRL); Woodlawn High (math 4% / reading 27%, grade F, #184 of 222 statewide, top 83%, 1,815 students, 63% FRL) — zoned schools average 66% FRL vs 39% district-wide (27 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; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 1,511 units permitted in Baltimore County in 2024 (643 in 5+ unit buildings).
• This rent runs 32% 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 $28k of equity ($2k loan paydown + $26k 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y ago; this cycle's ask is 293% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $73k; list at $275k implies a 277% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $177,332 (35.5% 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 200 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — 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: 0.65% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.77%
• DSCR: 0.74
• GRM: 12.9

CMA / ARV

• ARV (median comp): $297,592
• List price: $274,900
• Delta: -7.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5321 Hutton Ave	0.35mi	3/1.0 (+1)	1,251 (-10%)	12mo	$325,000	$260	53
2304 Pickwick Rd	0.67mi	3/1.5 (+1)	1,440 (+4%)	3mo	$360,000	$250	52
2504 Parkview Rd	0.69mi	3/1.5 (+1)	1,292 (-7%)	9mo	$312,500	$242	43
11 Summerfield Rd	0.69mi	3/2.0 (+1)	1,460 (+6%)	14mo	$270,000	$185	38
3 Northland Rd	0.62mi	3/1.5 (+1)	1,573 (+14%)	11mo	$306,000	$195	32
2328 Pickwick Rd	0.68mi	2/2.0	1,560 (+13%)	20mo	$385,000	$247	26

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: 19.7%
• Equity multiple: 2.57×
• Total profit: $120,802
• Equity at exit: $237,681

10-year hold

• IRR: 18.5%
• Equity multiple: 5.95×
• Total profit: $380,948
• Equity at exit: $502,315

Cash invested: $76,972 (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: 12.9×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$215 /mo · $2,576/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-370

Break-even live

Break-even rent $2,242

Max offer price $209,558

Occupancy floor —

Sensitivity live

Price	-10% $-214	-5% $-292	+0% $-370	+5% $-448	+10% $-526
Rent	-10% $-510	-5% $-440	+0% $-370	+5% $-300	+10% $-230
Rate	-1.0pp $-231	-0.5pp $-300	base $-370	+0.5pp $-441	+1.0pp $-514

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Janper Ct Baltimore, MD	2.0	1.5	950	$1,575	$1.66	0d	2	0.30mi
5215 Muth Ave Gwynn Oak, MD	3.0	3.0	1205	$2,700	$2.24	16d	1	0.44mi
5136 Oaklawn Rd Gwynn Oak, MD	1.0–3.0	1.0	896	$1,502	$1.68	0d	21	0.61mi
1546 Ingleside Ave Woodlawn, MD	1.0–2.0	1.0	820	$1,600	$1.95	0d	3	0.76mi
6330 Windsor Mill Rd Woodlawn, MD	3.0	1.0	1200	$1,600	$1.33	45d	1	0.77mi
4998 W Forest Park Ave Baltimore, MD	3.0	1.0–2.0	790	$1,712	$2.17	16d	15	0.80mi
5006 Windsor Mill Rd Baltimore, MD	1.0–3.0	1.0–2.0	776	$1,534	$1.98	0d	18	0.81mi
5533 Gwynn Oak Ave Fl 1 Gwynn Oak, MD	2.0	1.0	1080	$1,600	$1.48	45d	1	1.05mi
1530 Kirkwood Rd Gwynn Oak, MD	3.0	1.5	1424	$2,100	$1.47	12d	1	1.11mi
2 Walden Birch Ct Woodlawn, MD	3.0	1.5	1022	$1,792	$1.75	6d	1	1.18mi
1 Duke of Windsor Ct Gwynn Oak, MD	1.0–3.0	1.0–2.0	775	$1,666	$2.15	0d	21	1.19mi
2 Mountbatten Ct Gwynn Oak, MD	3.0	2.0	1000	$2,200	$2.20	5d	1	1.21mi
4738 Wakefield Rd Baltimore, MD	2.0	1.0	884	$1,200	$1.36	25d	1	1.22mi
930 Masefield Rd Unit 1 Woodlawn, MD	3.0	1.5	1080	$2,650	$2.45	4d	1	1.36mi
6463 Woodgreen Cir Gwynn Oak, MD	3.0	2.5	1230	$1,900	$1.54	19d	1	1.40mi
1 Kafern Dr Gwynn Oak, MD	1.0–3.0	1.0–2.0	765	$1,604	$2.10	5d	8	1.47mi

Listing history 23 events

1. 2026-06-21
   days on market $274,900 Coming Soon 200 DOM
2. 2026-06-18
   days on market $274,900 Coming Soon 197 DOM
3. 2026-06-17
   days on market $274,900 Coming Soon 196 DOM
4. 2026-06-16
   days on market $274,900 Coming Soon 195 DOM
5. 2026-06-15
   days on market $274,900 Coming Soon 194 DOM
6. 2026-06-13
   days on market $274,900 Coming Soon 192 DOM
7. 2026-06-09
   days on market $274,900 Coming Soon 188 DOM
8. 2026-06-08
   days on market $274,900 Coming Soon 187 DOM
9. 2026-06-07
   days on market $274,900 Coming Soon 186 DOM
10. 2026-06-04
    days on market $274,900 Coming Soon 183 DOM
11. 2026-06-03
    days on market $274,900 Coming Soon 182 DOM
12. 2026-06-02
    days on market $274,900 Coming Soon 181 DOM
13. 2026-06-01
    days on market $274,900 Coming Soon 180 DOM
14. 2026-05-31
    days on market $274,900 Coming Soon 179 DOM
15. 2025-12-03
    historical $274,900
16. 1999-11-01
    soldstatus $73,000
17. 1999-10-07
    soldstatus $73,000
18. 1999-08-26
    historical
19. 1999-06-30
    listed $69,900
20. 1999-02-01
    historical
21. 1998-09-04
    listed
22. 1998-08-02
    historical
23. 1998-03-12
    listed

ⓘ 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: $2,576 · $215/mo
• Projected year-2 tax: $2,786 · $232/mo
• Expected delta: +$210/yr (+$18/mo · 8.2%)

ⓘ 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: $21,280
• − Mortgage interest: −$15,399
• − Property taxes: −$2,576
• − Insurance: −$1,374
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$7,997
• Taxable loss: −$9,471
• Est. tax savings @ 24.0%: +$2,273
• After-tax cash flow: $-2,166/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

+293.3% since first listed

9 events — show timeline

• 2025-12-03 Coming Soon $274,900 BRIGHT MLS
• 1999-11-01 Sold (Public Records) $73,000 Public Records
• 1999-10-07 Sold (MLS) $73,000 MRIS
• 1999-08-26 Delisted — MRIS
• 1999-06-30 Listed $69,900 MRIS
• 1999-02-01 Delisted — MRIS
• 1998-09-04 Listed — MRIS
• 1998-08-02 Delisted — MRIS
• 1998-03-12 Listed — MRIS

Property tax history

+2.7%/yr

Latest (2025): $2,576 · -10.2% YoY. Source: county tax records.