17 Ashlar Hill Ct #17 · Parkville, MD 21234

$165,000

2 bd · 2.0 ba · 1,033 sqft · Condo public records · 30 Days on market

Built 1994 $284/mo HOA · 16% of rent

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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 +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Rent growth +4.2/5.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET AFTER FALL THRU. 2BDR. 2BTH CONDO IN NICE QUIET COMMUNITY. SHOPPING NEAR BY. HMS WARRANTY INC. SOME FURNITURE CONVEY OR NOT. WALL MIRROR WALK IN CLOSET DEEP TUB IN MASTER, AND MANY MORE NICE FEATURES.

Key facts

• $284 HOA
• Built 1994
• Listed 30 days

Property features AI

Finance

• HOA & community: Condo fee $284 monthly covering water and lawn maintenance; Pets not allowed

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Entry on level 3
• Construction: Block construction
• Exterior features: Not in a federal flood zone; No tidal water nearby; Above grade and below grade structures noted

Interior

• Kitchen: Refrigerator; Stove; Dishwasher; Microwave
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms (2 full baths on main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Electric hot water
• Interior features: No basement; Living area reported by assessor
• Laundry & utility: Washer and dryer in unit; Dryer in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-6 ($-72/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (0.6% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.

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: 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: Halstead Academy (math 8% / reading 12%, grade F, #614 of 860 statewide, top 75%, 515 students, 76% FRL); Loch Raven Technical Academy (math 6% / reading 32%, grade F, #155 of 225 statewide, top 70%, 781 students, 60% FRL); Parkville High (math 9% / reading 35%, grade F, #171 of 222 statewide, top 78%, 2,200 students, 62% 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 (+6.7%/yr); 234 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $5k 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 ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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

• 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 $162,525 (1.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.68% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.56×
• Total profit: $-20,171
• Equity at exit: $24,602

10-year hold

• IRR: 3.2%
• Equity multiple: 1.27×
• Total profit: $12,638
• Equity at exit: $14,266

Cash invested: $46,200 (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: 234
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,762 high
• Mortgage (P&I): −$865
• Tax from tax record: −$180 /mo · $2,159/yr
• Insurance: −$69
• HOA: −$284
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-6

Break-even live

Break-even rent $1,770

Max offer price $163,936

Occupancy floor 95%

Sensitivity live

Price	-10% $87	-5% $41	+0% $-6	+5% $-53	+10% $-99
Rent	-10% $-145	-5% $-76	+0% $-6	+5% $64	+10% $133
Rate	-1.0pp $77	-0.5pp $36	base $-6	+0.5pp $-49	+1.0pp $-92

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6612 Wycombe Way Parkville, MD	1.0–2.0	1.0	664	$1,325	$2.00	0d	1	0.09mi
34 Dowling Cir Parkville, MD	1.0–2.0	1.0	851	$1,440	$1.69	0d	32	0.16mi
1332 Deanwood Rd Parkville, MD	3.0	2.0	1046	$2,500	$2.39	46d	1	0.51mi
1610 Wentworth Ave Parkville, MD	3.0	1.0	1024	$1,900	$1.86	45d	1	0.51mi
6906 Donachie Rd Baltimore, MD	1.0–3.0	1.0–2.0	1102	$1,763	$1.60	0d	34	0.54mi
1629 Wentworth Ave Parkville, MD	3.0	1.5	1152	$1,895	$1.64	45d	1	0.55mi
7202 Sindall Rd Unit 7202 Parkville, MD	3.0	1.0	1350	$1,850	$1.37	45d	1	0.56mi
6405 Loch Crest Rd Idlewylde, MD	3.0	2.5	1440	$2,257	$1.57	45d	1	0.61mi
1376 Halstead Rd Parkville, MD	3.0	1.0	1440	$2,400	$1.67	26d	1	0.62mi
7605 Hillendale Rd Parkville, MD	2.0	1.0	1050	$1,255	$1.20	45d	1	0.66mi
6101 Loch Raven Blvd Baltimore, MD	1.0–2.0	1.0–2.0	1138	$2,378	$2.09	0d	8	0.68mi
8130 Kirkwall Ct Towson, MD	3.0	1.5	1280	$2,625	$2.05	26d	1	0.70mi
6624 Pioneer Dr Baltimore, MD	1.0–3.0	1.0	706	$1,266	$1.79	45d	1	0.76mi
1408 Cedarcroft Rd Baltimore, MD	3.0	2.0	912	$1,957	$2.15	45d	1	0.79mi
1712 Waverly Way Baltimore, MD	1.0–2.0	1.0	675	$1,520	$2.25	0d	4	0.81mi
6502 McClean Blvd Unit 2207-A3 Baltimore, MD	1.0	1.0	800	$1,212	$1.51	45d	1	0.88mi
6502 McClean Blvd Unit 2211-B3 Baltimore, MD	2.0	1.0	925	$1,495	$1.62	24d	1	0.88mi
7906 Bon Air Rd Parkville, MD	3.0	1.0	912	$2,200	$2.41	45d	1	0.90mi
8402 Greenway Rd Towson, MD	3.0	1.0	708	$1,452	$2.05	0d	28	0.93mi
8309 Pleasant Plains Rd Towson, MD	3.0	1.0	1350	$3,000	$2.22	45d	1	0.94mi
6502 McClean Blvd Baltimore, MD	2.0	1.0	925	$1,537	$1.66	45d	1	0.97mi
5 Fellowship Ct Towson, MD	1.0–2.0	1.0–2.0	865	$2,099	$2.43	0d	7	1.04mi
1621 Thetford Rd Towson, MD	3.0	1.5	1080	$2,350	$2.18	45d	1	1.05mi
2423 Wellbridge Dr Baltimore, MD	1.0–2.0	1.0	675	$1,325	$1.96	22d	1	1.05mi
8530 Drumwood Rd #2 Towson, MD	1.0	1.0	1280	$650	$0.51	7d	1	1.11mi
1717 Northview Rd Parkville, MD	3.0	1.5	1260	$1,980	$1.57	7d	1	1.12mi
8340 Edgedale Rd Parkville, MD	3.0	2.0	1260	$2,400	$1.90	7d	1	1.12mi
2106 Cloville Ave Baltimore, MD	3.0	1.5	1080	$1,700	$1.57	45d	1	1.17mi
6149 Dunroming Rd Baltimore, MD	3.0	1.5	1400	$1,895	$1.35	13d	1	1.19mi
6612 Birchwood Ave Baltimore, MD	3.0	2.0	1122	$2,300	$2.05	22d	1	1.21mi
1274 E Joppa Rd Towson, MD	2.0	1.0–2.0	990	$2,768	$2.80	0d	20	1.25mi
6212 Laurelton Ave Baltimore, MD	2.0	1.0	960	$1,325	$1.38	45d	1	1.26mi
1104 Meridene Dr Unit 1 Baltimore, MD	2.0	1.0	1098	$1,350	$1.23	45d	1	1.31mi
1806 Ramblewood Rd Apt A Baltimore, MD	2.0	2.0	903	$1,847	$2.05	45d	1	1.31mi
1745 Amuskai Rd Parkville, MD	2.0	2.0	1260	$1,975	$1.57	45d	1	1.32mi
1900 Ramblewood Rd Apt A Baltimore, MD	2.0	2.0	903	$1,847	$2.05	45d	1	1.34mi
1129 Gleneagle Rd Unit B Baltimore, MD	2.0	1.0	700	$1,200	$1.71	45d	1	1.36mi
6121 Chinquapin Pkwy Unit 1 Baltimore, MD	2.0	1.0	700	$1,350	$1.93	20d	1	1.37mi
1116 Gleneagle Rd Unit 1 Baltimore, MD	2.0	1.0	726	$1,695	$2.33	6d	1	1.37mi
1116 Gleneagle Rd Unit 2 Baltimore, MD	2.0	1.0	876	$1,750	$2.00	45d	1	1.37mi

HOA detail condo

• Monthly dues: $284 · $3,408/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $165,000 Active 30 DOM
2. 2026-06-18
   days on market $165,000 Active 27 DOM
3. 2026-06-17
   days on market $165,000 Active 26 DOM
4. 2026-06-16
   days on market $165,000 Active 25 DOM
5. 2026-06-15
   days on market $165,000 Active 24 DOM
6. 2026-06-13
   days on market $165,000 Active 22 DOM
7. 2026-06-09
   days on market $165,000 Active 18 DOM
8. 2026-06-08
   days on market $165,000 Active 17 DOM
9. 2026-06-07
   days on market $165,000 Active 16 DOM
10. 2026-06-04
    days on market $165,000 Active 13 DOM
11. 2026-06-03
    days on market $165,000 Active 12 DOM
12. 2026-06-02
    days on market $165,000 Active 11 DOM
13. 2026-06-01
    days on market $165,000 Active 10 DOM
14. 2026-05-31
    days on market $165,000 Active 9 DOM
15. 2026-05-23
    listed $165,000 Active
16. 2026-05-20
    historical $165,000
17. 2007-10-31
    soldstatus $149,900
18. 2007-10-17
    soldstatus $149,900 Sold 219-char remark

    Show marketing remark (219 chars)

    BACK ON THE MARKET AFTER FALL THRU. 2BDR. 2BTH CONDO IN NICE QUIET COMMUNITY. SHOPPING NEAR BY. HMS WARRANTY INC. SOME FURNITURE CONVEY OR NOT. WALL MIRROR WALK IN CLOSET DEEP TUB IN MASTER, AND MANY MORE NICE FEATURES.

19. 2007-08-31
    historical 219-char remark

    Show marketing remark (219 chars)

    BACK ON THE MARKET AFTER FALL THRU. 2BDR. 2BTH CONDO IN NICE QUIET COMMUNITY. SHOPPING NEAR BY. HMS WARRANTY INC. SOME FURNITURE CONVEY OR NOT. WALL MIRROR WALK IN CLOSET DEEP TUB IN MASTER, AND MANY MORE NICE FEATURES.

20. 2007-07-24
    listed $149,900 219-char remark

    Show marketing remark (219 chars)

    BACK ON THE MARKET AFTER FALL THRU. 2BDR. 2BTH CONDO IN NICE QUIET COMMUNITY. SHOPPING NEAR BY. HMS WARRANTY INC. SOME FURNITURE CONVEY OR NOT. WALL MIRROR WALK IN CLOSET DEEP TUB IN MASTER, AND MANY MORE NICE FEATURES.

ⓘ 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: $2,159 · $180/mo
• Projected year-2 tax: $2,159 · $180/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 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: $21,143
• − Mortgage interest: −$9,243
• − Property taxes: −$2,159
• − Insurance: −$825
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − HOA: −$3,408
• − Depreciation: −$4,800
• Taxable loss: −$2,674
• Est. tax savings @ 24.0%: +$642
• After-tax cash flow: $570/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

+10.1% since first listed

6 events — show timeline

• 2026-05-23 Listed $165,000 BRIGHT MLS
• 2026-05-20 Coming Soon $165,000 BRIGHT MLS
• 2007-10-31 Sold (Public Records) $149,900 Public Records
• 2007-10-17 Sold (MLS) $149,900 MRIS
• 2007-08-31 Delisted — MRIS
• 2007-07-24 Listed $149,900 MRIS

Property tax history

+1.1%/yr

Latest (2025): $2,159 · +3.3% YoY. Source: county tax records.