1683 Mussula Rd · Towson, MD 21286

$100,000

4 bd · 2.0 ba · 1,624 sqft · SingleFamily public records · 10 Days on market

Built 1945 0.48 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

REAL ESTATE AUCTION featuring ON SITE and SIMULCAST ONLINE BIDDING!! Online Bidding Opens - Tuesday, July 7, 2026. Live On Site Auction - Wednesday, July 8, 2026 at 1:00 PM. List price is opening bid only. Inspection day of live auction only. This auction features a 1945 stucco home at 1683 Mussula Road in Towson, Maryland, situated on a nearly half-acre lot in the Ridgeleigh neighborhood. The property is currently configured as two apartment units above a large garage-level basement, with one unit vacant and the other occupied by a long-term tenant. The home requires substantial renovation and is being sold as-is as part of an estate sale, making it primarily an investment, redevelopment,

Key facts

• Half-acre lot
• Two apartment units
• 0.48 acre lot

Tags

• HALF-ACRE LOT
• TWO APARTMENT UNITS
• LARGE GARAGE-LEVEL BASEMENT
• INVESTMENT OPPORTUNITY
• REDEVELOPMENT OPPORTUNITY
• REHABILITATION OPPORTUNITY

Property features AI

Finance

• Other: Total below-grade area: 1,624 (assessor); Above-grade finished area: 1,624 (assessor); Below-grade unfinished area: 1,624 (assessor); Improvement and land assessed values available; Ground rent paid annually
• Financial info: Fee simple ownership; Two total units with two 2-bedroom units; One unit currently leased; Reported total actual rent: $6,300

Exterior

• Parking: Other parking; Basement with garage access
• Utilities: Public water; Public sewer; Electric heating and cooling; Hot water: Other
• Home design: Detached structure; Major rehab needed
• Construction: Stucco exterior; Block foundation; Asphalt shingle roof; Double-hung wood-frame windows; Built year per assessor
• Exterior features: Public water and public sewer; Ground rent paid annually; Property located outside city limits; Directions: Off Loch Raven Boulevard

Interior

• Kitchen: Second kitchen (additional unit)
• Bedrooms: Two 2-bedroom units
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric)
• Interior features: Second kitchen; Basement with garage access

🏷️ Possibly a rental listed for sale. The $100,000 price doesn't fit this home's estimated sale value (~$319,928) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 19.3% vs local median 3.2% in Towson — 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 86/100 on livability (#11 in MD, #338 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime C-, cost of living 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: Pleasant Plains Elementary (math 6% / reading 13%, grade F, #642 of 860 statewide, top 75%, 527 students, 68% FRL); Loch Raven Technical Academy (math 6% / reading 32%, grade F, #155 of 225 statewide, top 70%, 781 students, 60% FRL); Loch Raven High (math 17% / reading 57%, grade F, #141 of 222 statewide, top 63%, 891 students, 56% FRL) — zoned schools average 62% FRL vs 39% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 76 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 31% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $100,000

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.45% ✓
• Cap rate: 19.31%
• Cash-on-cash: 46.50%
• DSCR: 3.07
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $319,928
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8100 Hillendale Rd	0.43mi	3/2.0 (-1)	1,685 (+4%)	7mo	$310,000	$184	63
1812 Wildwood Ave	0.49mi	4/2.5	1,556 (-4%)	12mo	$340,000	$219	58
1915 Putty Hill Ave	0.69mi	3/1.5 (-1)	1,538 (-5%)	3mo	$270,000	$176	50
1816 Briarcliff Rd	0.65mi	4/3.0	1,728 (+6%)	7mo	$340,000	$197	49
1831 White Oak Ave	0.56mi	4/2.0	1,832 (+13%)	7mo	$385,000	$210	46
1824 Briarcliff Rd	0.68mi	3/2.0 (-1)	1,834 (+13%)	1mo	$329,900	$180	41
8718 Lackawanna Ave	0.47mi	3/1.0 (-1)	1,425 (-12%)	11mo	$320,000	$225	40

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 · 5.41% rent growth · sell at horizon

5-year hold

• IRR: 46.8%
• Equity multiple: 3.11×
• Total profit: $59,115
• Equity at exit: $14,910

10-year hold

• IRR: 53.7%
• Equity multiple: 6.97×
• Total profit: $167,216
• Equity at exit: $8,646

Cash invested: $28,000 (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 21286

• Rents YoY: 5.4%
• Active inventory: 76
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,448 high
• Mortgage (P&I): −$524
• Tax from tax record: −$283 /mo · $3,398/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $1,085

Break-even live

Break-even rent $1,075

Max offer price $100,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,142	-5% $1,113	+0% $1,085	+5% $1,057	+10% $1,028
Rent	-10% $892	-5% $988	+0% $1,085	+5% $1,182	+10% $1,278
Rate	-1.0pp $1,135	-0.5pp $1,110	base $1,085	+0.5pp $1,059	+1.0pp $1,033

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1717 Northview Rd Parkville, MD	3.0	1.5	1260	$1,980	$1.57	6d	1	0.14mi
8525 Chestnut Oak Rd Parkville, MD	4.0	2.0	1178	$1,995	$1.69	45d	1	0.16mi
1644 Yakona Rd Towson, MD	3.0	2.0	1600	$2,500	$1.56	19d	1	0.20mi
8505 Pleasant Plains Rd Towson, MD	3.0	2.0	1580	$2,500	$1.58	19d	1	0.22mi
1621 Thetford Rd Towson, MD	3.0	1.5	1080	$2,350	$2.18	45d	1	0.24mi
8340 Edgedale Rd Parkville, MD	3.0	2.0	1260	$2,400	$1.90	6d	1	0.24mi
8616 Pleasant Plains Rd Towson, MD	3.0	2.0	1580	$2,490	$1.58	16d	1	0.27mi
1714 Pin Oak Rd Parkville, MD	3.0	1.0	1534	$2,800	$1.83	6d	1	0.28mi
1612 Hardwick Rd Towson, MD	4.0	2.0	1275	$2,450	$1.92	4d	1	0.28mi
1583 Doxbury Rd Towson, MD	4.0	2.0	1920	$3,000	$1.56	6d	1	0.28mi
1726 Redwood Ave Parkville, MD	4.0	2.0	1435	$2,250	$1.57	19d	1	0.29mi
8623 Willow Oak Rd Parkville, MD	3.0	2.0	1395	$2,700	$1.94	45d	1	0.31mi
8426 Pleasant Plains Rd Towson, MD	3.0	1.5	1920	$2,500	$1.30	19d	1	0.32mi
1726 Yakona Rd Unit A Parkville, MD	3.0	1.0	1865	$1,400	$0.75	45d	1	0.32mi
8339 Wyton Rd Towson, MD	4.0	2.0	1520	$2,534	$1.67	25d	1	0.34mi
8533 Oak Rd Parkville, MD	3.0	2.0	1480	$2,100	$1.42	45d	1	0.34mi
8451 Water Oak Rd Parkville, MD	3.0	2.0	1054	$1,950	$1.85	45d	1	0.35mi
8650 Rock Oak Rd Parkville, MD	4.0	2.0	1800	$3,108	$1.73	45d	1	0.38mi
8309 Pleasant Plains Rd Towson, MD	3.0	1.0	1350	$3,000	$2.22	45d	1	0.41mi
8617 Oak Rd Parkville, MD	3.0	1.5	1208	$2,100	$1.74	6d	1	0.42mi
1809 Glen Ridge Rd Towson, MD	3.0	1.5	1640	$2,100	$1.28	45d	1	0.44mi
1929 Edgewood Rd Unit 1929 Towson, MD	3.0	2.0	1700	$2,350	$1.38	12d	1	0.54mi
1870 Yakona Rd Parkville, MD	4.0	2.0	1080	$2,400	$2.22	45d	1	0.55mi
8130 Kirkwall Ct Towson, MD	3.0	1.5	1280	$2,625	$2.05	25d	1	0.66mi
8592 Quentin Ave Parkville, MD	3.0	1.5	1440	$2,100	$1.46	6d	1	0.68mi
1376 Halstead Rd Parkville, MD	3.0	1.0	1440	$2,400	$1.67	25d	1	0.87mi
8309 Arbor Station Way Parkville, MD	1.0–3.0	1.0–1.5	908	$2,085	$2.30	0d	10	0.87mi
931 Beaverbank Cir Towson, MD	3.0	2.0	1725	$2,500	$1.45	45d	1	0.93mi
15 Treeway Ct Towson, MD	1.0–3.0	1.0–2.0	1100	$2,342	$2.13	0d	25	0.96mi
8503 Kings Ridge Rd Parkville, MD	4.0	2.0	1200	$2,100	$1.75	6d	1	1.01mi
8768 Cimarron Cir Parkville, MD	4.0	1.5	1752	$2,395	$1.37	25d	1	1.01mi
6906 Donachie Rd Baltimore, MD	1.0–3.0	1.0–2.0	1102	$2,363	$2.14	0d	34	1.09mi
1127 Deanwood Rd Parkville, MD	3.0	2.0	1730	$2,350	$1.36	45d	1	1.10mi
7839 Birmingham Ave Parkville, MD	3.0	1.0	1136	$1,775	$1.56	45d	1	1.12mi
8500 Arry Pl Parkville, MD	3.0	2.5	2100	$2,500	$1.19	45d	1	1.13mi
1112 Ivywood Ln Towson, MD	1.0–3.0	1.0–2.0	1191	$2,775	$2.33	0d	31	1.18mi
1629 Wentworth Ave Parkville, MD	3.0	1.5	1152	$1,895	$1.64	45d	1	1.20mi
7202 Sindall Rd Unit 7202 Parkville, MD	3.0	1.0	1350	$1,850	$1.37	45d	1	1.30mi
23 Roger Valley Ct Parkville, MD	3.0	3.5	1678	$2,850	$1.70	6d	1	1.31mi
23 Roger Valley Ct Unit 1 Parkville, MD	3.0	4.0	1678	$2,850	$1.70	6d	1	1.31mi

Listing history 7 events

1. 2026-06-21
   days on market $100,000 Active 10 DOM
2. 2026-06-18
   days on market $100,000 Active 7 DOM
3. 2026-06-17
   days on market $100,000 Active 6 DOM
4. 2026-06-16
   days on market $100,000 Active 5 DOM
5. 2026-06-15
   days on market $100,000 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $100,000 Active 2 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: $3,398 · $283/mo
• Projected year-2 tax: $3,398 · $283/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 6/10 Major 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: $29,381
• − Mortgage interest: −$5,602
• − Property taxes: −$3,398
• − Insurance: −$500
• − Repairs & maintenance: −$2,350
• − Management: −$2,350
• − Depreciation: −$2,909
• Taxable income: $12,271
• Est. tax owed @ 24.0%: −$2,945
• After-tax cash flow: $10,075/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 — Towson

• Score: 86/100
• State rank: #11
• US rank: #338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Towson, MD
• County: Baltimore County · 769,527 people
• City population: 41,698
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 21,853
• Household income: $93,808
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 949.0

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 White (69%)
• Race & ethnicity: White 69% Black 15% Hispanic / Latino 8% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% Chinese 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: ▼ -208.24%
• Current HPI: 226.795
• Rent YoY: ▲ 5.41%
• 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

1 event — show timeline

• 2026-06-11 Listed $100,000 BRIGHT MLS

Property tax history

+1.1%/yr

Latest (2025): $3,398 · +6.1% YoY. Source: county tax records.