2219 Lodge Farm Rd · Edgemere, MD 21219

$375,000

5 bd · 2.5 ba · 1,464 sqft · SingleFamily public records · 62 Days on market

Built 1978 10,650 sqft lot $256/sqft · 7% below area Est $405k · 7% under

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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 +19.5/30.0
• ARV discount +10.8/15.0
• DSCR +6.2/10.0
• 1% rule +4.7/10.0
• Livability +3.1/5.0
• 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

Welcome home to this spacious rancher in desirable Sparrow Point Lodge Forest Manor, where comfort and convenience come together. Offering over 1,400 square feet of living space, this home features four s bedrooms, with the potential for a fifth, providing flexibility for guests, a home office, or additional living space. Step inside to find generously sized rooms throughout, including a large open kitchen and dining area—perfect for everyday living and entertaining. All appliances convey, making this home truly move-in ready. The inviting family room features a fireplace with a heater insert, creating a cozy space to relax. The primary bedroom offers a private retreat with its own full bath and a relaxing garden tub. An enclosed sunroom extends your living space and leads to a patio overlooking a large backyard—ideal for outdoor gatherings or peaceful mornings. A convenient half bath is located off the enclosed patio area. Additional highlights include off-street parking, proximity to local schools, and easy access to shopping, dining, and major commuter routes, including I-695. The seller is ready for their next chapter—don’t miss your opportunity to make this home your own. Fast settlement is possible!

Key facts

• Enclosed sunroom
• Full bath
• Large open kitchen

Tags

• LARGE OPEN KITCHEN
• ENCLOSED SUNROOM
• PATIO OVERLOOKING BACKYARD
• FIREPLACE WITH HEATER INSERT
• FULL BATH
• GARDEN TUB

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $365k (2.7% below list).
• Recommended offer: $352k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.6% in Edgemere — 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 61/100 on livability (#330 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living D, amenities F, commute 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: 48 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $11k 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 62 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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 $225k; list at $375k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $352,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.97% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.83%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (median comp): $404,945
• List price: $375,000
• Delta: -7.39%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2007 Headland Blvd	0.39mi	4/3.5 (-1)	1,632 (+12%)	20mo	$585,000	$358	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-33,862
• Equity at exit: $55,914

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $5,086
• Equity at exit: $32,423

Cash invested: $105,000 (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 21219

• Active inventory: 48
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,650 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$338 /mo · $4,055/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$766
• Net cashflow: $423

Break-even live

Break-even rent $3,115

Max offer price $375,000

Occupancy floor 83%

Sensitivity live

Price	-10% $635	-5% $529	+0% $423	+5% $317	+10% $211
Rent	-10% $134	-5% $279	+0% $423	+5% $567	+10% $711
Rate	-1.0pp $612	-0.5pp $518	base $423	+0.5pp $326	+1.0pp $227

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7212 Bay Front Rd Sparrows Point, MD	4.0	2.0	1096	$3,650	$3.33	6d	1	0.55mi

Listing history 33 events

1. 2026-06-21
   days on market $375,000 Active 62 DOM
2. 2026-06-18
   days on market $375,000 Active 59 DOM
3. 2026-06-17
   days on market $375,000 Active 58 DOM
4. 2026-06-16
   days on market $375,000 Active 57 DOM
5. 2026-06-15
   days on market $375,000 Active 56 DOM
6. 2026-06-13
   days on market $375,000 Active 54 DOM
7. 2026-06-09
   days on market $375,000 Active 50 DOM
8. 2026-06-08
   days on market $375,000 Active 49 DOM
9. 2026-06-07
   days on market $375,000 Active 48 DOM
10. 2026-06-04
    days on market $375,000 Active 45 DOM
11. 2026-06-03
    days on market $375,000 Active 44 DOM
12. 2026-06-02
    days on market $375,000 Active 43 DOM
13. 2026-06-01
    days on market $375,000 Active 42 DOM
14. 2026-05-31
    days on market $375,000 Active 41 DOM
15. 2026-04-20
    listed $375,000 Active 1252-char remark

    Show marketing remark (1252 chars)

    Welcome home to this spacious rancher in desirable Sparrow Point Lodge Forest Manor, where comfort and convenience come together. Offering over 1,400 square feet of living space, this home features four s bedrooms, with the potential for a fifth, providing flexibility for guests, a home office, or additional living space. Step inside to find generously sized rooms throughout, including a large open kitchen and dining area—perfect for everyday living and entertaining. All appliances convey, making this home truly move-in ready. The inviting family room features a fireplace with a heater insert, creating a cozy space to relax. The primary bedroom offers a private retreat with its own full bath and a relaxing garden tub. An enclosed sunroom extends your living space and leads to a patio overlooking a large backyard—ideal for outdoor gatherings or peaceful mornings. A convenient half bath is located off the enclosed patio area. Additional highlights include off-street parking, proximity to local schools, and easy access to shopping, dining, and major commuter routes, including I-695. The seller is ready for their next chapter—don’t miss your opportunity to make this home your own. Fast settlement is possible!

16. 2009-10-02
    soldstatus $225,000 221-char remark

    Show marketing remark (221 chars)

    LARGE 5 BEDROOM RANCHER IN SPARROWS POINT * SPACIOUS ROOMS THROUGHOUT * STAINLESS STEEL APPLIANCES * CERAMIC TILE * CLOSED IN SUNROOM LEADS TO PATIO OVERLOOKING LARGE BACKYARD * THIS SALE IS SUBJECT TO 3RD PARTY APPROVAL.

17. 2009-10-02
    soldstatus $225,000 Sold

    Show marketing remark (221 chars)

    LARGE 5 BEDROOM RANCHER IN SPARROWS POINT * SPACIOUS ROOMS THROUGHOUT * STAINLESS STEEL APPLIANCES * CERAMIC TILE * CLOSED IN SUNROOM LEADS TO PATIO OVERLOOKING LARGE BACKYARD * THIS SALE IS SUBJECT TO 3RD PARTY APPROVAL.

18. 2009-09-23
    historical
19. 2009-07-27
    historical Contingent (No Kick Out)
20. 2009-07-24
    historical 221-char remark

    Show marketing remark (221 chars)

    LARGE 5 BEDROOM RANCHER IN SPARROWS POINT * SPACIOUS ROOMS THROUGHOUT * STAINLESS STEEL APPLIANCES * CERAMIC TILE * CLOSED IN SUNROOM LEADS TO PATIO OVERLOOKING LARGE BACKYARD * THIS SALE IS SUBJECT TO 3RD PARTY APPROVAL.

21. 2009-06-29
    price $240,500
22. 2009-06-22
    price $248,374
23. 2009-06-15
    price $264,196
24. 2009-06-08
    price $281,060
25. 2009-06-01
    listed $299,000

    Show marketing remark (221 chars)

    LARGE 5 BEDROOM RANCHER IN SPARROWS POINT * SPACIOUS ROOMS THROUGHOUT * STAINLESS STEEL APPLIANCES * CERAMIC TILE * CLOSED IN SUNROOM LEADS TO PATIO OVERLOOKING LARGE BACKYARD * THIS SALE IS SUBJECT TO 3RD PARTY APPROVAL.

26. 2009-06-01
    listed $240,500 221-char remark

    Show marketing remark (221 chars)

    LARGE 5 BEDROOM RANCHER IN SPARROWS POINT * SPACIOUS ROOMS THROUGHOUT * STAINLESS STEEL APPLIANCES * CERAMIC TILE * CLOSED IN SUNROOM LEADS TO PATIO OVERLOOKING LARGE BACKYARD * THIS SALE IS SUBJECT TO 3RD PARTY APPROVAL.

27. 2007-06-18
    historical
28. 2007-05-15
    listed
29. 2002-01-11
    soldstatus $169,900
30. 2001-12-26
    soldstatus $169,900
31. 2001-08-07
    historical
32. 2001-03-30
    listed $169,900
33. 1978-06-21
    soldstatus $45,025

ⓘ 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: $4,055 · $338/mo
• Projected year-2 tax: $4,071 · $339/mo
• Expected delta: +$16/yr (+$1/mo · 0.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,800
• − Mortgage interest: −$21,006
• − Property taxes: −$4,055
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,504
• − Management: −$3,504
• − Depreciation: −$10,909
• Taxable loss: −$1,053
• Est. tax savings @ 24.0%: +$253
• After-tax cash flow: $5,326/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 — Edgemere

• Score: 61/100
• State rank: #330
• US rank: #17349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgemere, MD
• City population: 10,119
• Population (ZIP): 9,873

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 White (89%)
• Race & ethnicity: White 89% Black 4% Two or more races 4% Asian 3%
• Common ancestry: Romanian 13% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Other Indo-European 2% Korean 1% 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: ▼ -170.41%
• Current HPI: 263.3437
• Rent YoY: —
• Metro: —
• 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

+732.9% since first listed

19 events — show timeline

• 2026-04-20 Listed $375,000 BRIGHT MLS
• 2009-10-02 Sold (MLS) $225,000 MRIS
• 2009-10-02 Sold (MLS) $225,000 BRIGHT MLS
• 2009-09-23 Delisted — MRIS
• 2009-07-27 Contingent — MRIS
• 2009-07-24 Listing Removed — BRIGHT MLS
• 2009-06-29 Price Changed $240,500 MRIS
• 2009-06-22 Price Changed $248,374 MRIS
• 2009-06-15 Price Changed $264,196 MRIS
• 2009-06-08 Price Changed $281,060 MRIS
• 2009-06-01 Listed $299,000 MRIS
• 2009-06-01 Listed $240,500 BRIGHT MLS
• 2007-06-18 Delisted — MRIS
• 2007-05-15 Listed — MRIS
• 2002-01-11 Sold (MLS) $169,900 MRIS
• 2001-12-26 Sold (Public Records) $169,900 Public Records
• 2001-08-07 Delisted — MRIS
• 2001-03-30 Listed $169,900 MRIS
• 1978-06-21 Sold (Public Records) $45,025 Public Records

Property tax history

+1.7%/yr

Latest (2025): $4,055 · +5.8% YoY. Source: county tax records.