1 N Rolling Rd · Catonsville, MD 21228

$200,000

4 bd · 2.0 ba · 3,216 sqft · SingleFamily public records · 15 Days on market

Built 1921 1.32 ac lot

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Listed and Sold

Key facts

• Zoned dr-2
• Existing structure
• 1.32 acre corner lot

Tags

• 1.32 ACRE CORNER LOT
• ZONED DR-2
• EXISTING STRUCTURE
• VERSATILE FLOOR PLAN
• IN-LAW SUITE POTENTIAL
• HIGH-TRAFFIC ACCESSIBILITY

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Detached structure; Above-grade finished area reported as 3,216 (assessor); Below-grade total area reported as 1,892
• Construction: Brick construction; Foundation described as other; Other structures above and below grade
• Exterior features: Lot dimensions listed as 3.00 x; No tidal water

Interior

• Bedrooms: Two bedrooms on the main level; Two bedrooms on the first upper level
• Bathrooms: One full bathroom on the main level; One full bathroom on the first upper level (two full baths total)
• Heating & cooling: Other heating; Other cooling; Cooling fuel: Electric and other; Hot water: Other
• Interior features: Assessor-reported living area source; Has fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.4% in Catonsville — 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 81/100 on livability (#43 in MD, #1,586 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime D, cost of living D.
• 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 (+1.9%/yr); 144 active listings in the ZIP; 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1921 — 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. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.30%
• DSCR: 1.37
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $768,624
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Concert Way	0.16mi	4/3.5	3,142 (-2%)	9mo	$750,375	$239	76
109 Hillside Rd	0.45mi	4/2.5	2,943 (-8%)	8mo	$625,000	$212	56
113 Hilton Ave	0.68mi	4/2.5	3,261 (+1%)	12mo	$875,000	$268	54
301 Roanoke Dr	0.42mi	5/3.0 (+1)	3,192 (-1%)	22mo	$642,500	$201	52
111 Hillside Rd	0.44mi	4/3.5	3,348 (+4%)	20mo	$706,234	$211	50
1504 Ivanhoe Ave	0.50mi	4/2.5	2,738 (-15%)	0mo	$875,000	$320	50
301 Patleigh Rd	0.57mi	3/3.0 (-1)	3,224 (+0%)	22mo	$570,000	$177	46
1702 Seminole Ct	0.68mi	4/3.0	3,266 (+2%)	21mo	$766,000	$235	44
312 Patleigh Rd	0.65mi	4/3.0	3,084 (-4%)	23mo	$740,000	$240	40
106 S Morerick Ave	0.52mi	4/3.5	2,800 (-13%)	20mo	$740,000	$264	32
108 Longview Dr	0.66mi	4/3.0	2,808 (-13%)	16mo	$710,000	$253	31

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 · 1.87% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.82×
• Total profit: $-10,329
• Equity at exit: $29,821

10-year hold

• IRR: 3.2%
• Equity multiple: 1.22×
• Total profit: $12,371
• Equity at exit: $17,292

Cash invested: $56,000 (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 21228

• Rents YoY: 1.9%
• Active inventory: 144
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,419 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$392 /mo · $4,698/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $387

Break-even live

Break-even rent $1,929

Max offer price $200,000

Occupancy floor 79%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $200,000 Active 15 DOM
2. 2026-06-17
   days on market $200,000 Active 14 DOM
3. 2026-06-16
   days on market $200,000 Active 13 DOM
4. 2026-06-15
   days on market $200,000 Active 12 DOM
5. 2026-06-13
   days on market $200,000 Active 10 DOM
6. 2026-06-09
   days on market $200,000 Active 6 DOM
7. 2026-06-08
   days on market $200,000 Active 5 DOM
8. 2026-06-07
   days on market $200,000 Active 4 DOM
9. 2026-06-04
   remarks 684-char remark
10. 2026-06-04
    listed $200,000 Active 1 DOM

ⓘ 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: $4,698 · $392/mo
• Projected year-2 tax: $4,698 · $392/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $29,029
• − Mortgage interest: −$11,203
• − Property taxes: −$4,698
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,322
• − Management: −$2,322
• − Depreciation: −$5,818
• Taxable income: $1,665
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $4,250/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 — Catonsville

• Score: 81/100
• State rank: #43
• US rank: #1586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catonsville, MD
• County: Baltimore County · 769,527 people
• City population: 50,492
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 50,492
• Household income: $112,656
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1820.0

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 0.64)
• Race & ethnicity: White 55% Black 18% Asian 14% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 16% · Canada, Philippines, Vietnam
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 5% Other Asian/Pacific 2%

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: ▼ -370.51%
• Current HPI: 282.1593
• Rent YoY: ▲ 1.87%
• 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

+0.5% since first listed

5 events — show timeline

• 2026-06-03 Listed $200,000 BRIGHT MLS
• 2018-05-16 Sold (MLS) $562,000 MRIS
• 2018-04-17 Delisted — MRIS
• 2018-04-17 Listed $562,000 MRIS
• 1989-07-26 Sold (Public Records) $199,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $4,698 · +4.6% YoY. Source: county tax records.