66 Mavista Ave · Dundalk, MD 21222

$165,000

4 bd · 1.0 ba · 1,381 sqft · SingleFamily public records · 7 Days on market

Built 1948 5,076 sqft lot Est $282k · 41% under

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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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

GREAT INVESTMENT OPPURTUNITY IN DESIRABLE NEIGHBORHOOD IN DUNDALK, AS-IS SALE, QUICK CLOSING PREFERRED. FULLY FENCED YARD AND PRIVATE DRIVEWAY!

Key facts

• Private driveway
• Fully fenced yard
• 5,076 sq ft lot

Tags

• FULLY FENCED YARD
• PRIVATE DRIVEWAY

Property features AI

Finance

• Other: Below-grade total area includes finished and unfinished space (finished and unfinished areas reported by assessor)
• Financial info: Fee simple ownership

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Detached structure; Frame construction
• Construction: Frame construction materials; Block foundation
• Exterior features: Above-grade and below-grade additional structures

Interior

• Bedrooms: Two bedrooms on the main level; Two bedrooms on the upper level
• Bathrooms: One full bathroom; One half bathroom (lower level)
• Heating & cooling: 90% forced air heating; Natural gas heating fuel; Electric cooling fuel; Natural gas hot water
• Interior features: Assessor-reported living area; Basement (combination of finished and unfinished areas)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 10.2% vs local median 6.1% in Dundalk — 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 85/100 on livability (#16 in MD, #510 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing 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: Sandy Plains Elementary (math 5% / reading 9%, grade F, #726 of 860 statewide, top 86%, 538 students, 79% FRL); General John Stricker Middle (math 4% / reading 29%, grade F, #174 of 225 statewide, top 81%, 745 students, 70% FRL); Patapsco High And Center For Arts (math 7% / reading 37%, grade F, #171 of 222 statewide, top 78%, 1,312 students, 62% FRL) — zoned schools average 70% FRL vs 39% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.1%/yr); 238 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,511 units permitted in Baltimore County in 2024 (643 in 5+ unit buildings).
• This rent runs 40% of the median local income ($64k/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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 58% 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 $165,000

Questions for the listing agent

1. Built in 1948 — 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. 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?
4. 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?
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: 1.31% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.04%
• DSCR: 1.62
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $281,724
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8300 Bear Creek Dr	0.40mi	4/2.5	1,417 (+3%)	2mo	$307,000	$217	69
8193 Gumtree Dr	0.31mi	4/2.0	1,356 (-2%)	14mo	$277,000	$204	67
88 Avalon Ave	0.12mi	3/1.0 (-1)	1,488 (+8%)	18mo	$165,000	$111	62
68 Avalon Ave	0.04mi	4/1.0	1,224 (-11%)	21mo	$195,000	$159	61
1907 Wills Rd	0.51mi	3/1.0 (-1)	1,280 (-7%)	6mo	$510,000	$398	54
1740 Langport Ave	0.26mi	3/1.5 (-1)	1,216 (-12%)	19mo	$255,000	$210	45
7814-A Eddlynch Rd	0.64mi	3/2.0 (-1)	1,581 (+14%)	19mo	$293,000	$185	22

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,398
• Equity at exit: $24,602

10-year hold

• IRR: 7.1%
• Equity multiple: 1.46×
• Total profit: $21,251
• 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 21222

• Rents YoY: -0.1%
• Active inventory: 238
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,163 high
• Mortgage (P&I): −$865
• Tax from tax record: −$234 /mo · $2,809/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $540

Break-even live

Break-even rent $1,479

Max offer price $165,000

Occupancy floor 70%

Sensitivity live

Price	-10% $634	-5% $587	+0% $540	+5% $494	+10% $447
Rent	-10% $370	-5% $455	+0% $540	+5% $626	+10% $711
Rate	-1.0pp $624	-0.5pp $582	base $540	+0.5pp $498	+1.0pp $454

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 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1930 Frames Rd Dundalk, MD	3.0	2.0	1152	$2,099	$1.82	6d	1	0.13mi
1922 Ewald Ave Dundalk, MD	3.0	2.0	1408	$2,150	$1.53	0d	1	0.15mi
1964 Frames Rd Dundalk, MD	3.0	2.0	1528	$2,400	$1.57	45d	1	0.19mi
1760 Langport Ave Dundalk, MD	3.0	1.5	1600	$1,795	$1.12	45d	1	0.22mi
1925 Jasmine Rd Dundalk, MD	3.0	1.5	1024	$1,825	$1.78	12d	1	0.27mi
7962 Kavanagh Rd Dundalk, MD	3.0	2.0	1024	$1,947	$1.90	16d	1	0.28mi
2020 Dineen Dr Dundalk, MD	3.0	1.5	1258	$1,850	$1.47	6d	1	0.29mi
7930 Kavanagh Rd Dundalk, MD	3.0	1.0	1024	$2,200	$2.15	0d	1	0.34mi
2004 Larkhall Rd Dundalk, MD	3.0	1.0	1024	$1,500	$1.46	45d	1	0.37mi
2032 Kelmore Rd Dundalk, MD	3.0	1.0	1024	$1,700	$1.66	45d	1	0.37mi
2025 Kelmore Rd Unit 1 Dundalk, MD	3.0	1.0	1024	$2,000	$1.95	45d	1	0.37mi
8146 Del Haven Rd Dundalk, MD	3.0	2.0	1424	$2,700	$1.90	18d	1	0.42mi
7901 Stratman Rd Dundalk, MD	3.0	1.0	890	$1,647	$1.85	4d	1	0.44mi
11 Seabright Ave Dundalk, MD	3.0	1.0	948	$1,874	$1.98	16d	1	0.49mi
1907 Penhall Rd Dundalk, MD	3.0	2.0	1536	$2,300	$1.50	25d	1	0.54mi
8499 Lynch Rd Dundalk, MD	1.0–3.0	1.0–2.0	900	$1,769	$1.97	0d	31	0.62mi
7412 Saint Patricia Ct Dundalk, MD	4.0	2.0	1024	$2,800	$2.73	19d	1	0.71mi
7805 Saint Patricia Ln Dundalk, MD	3.0	2.0	1024	$1,850	$1.81	0d	1	0.78mi
414 Westfield Rd Dundalk, MD	3.0	1.0	1024	$2,300	$2.25	45d	1	0.82mi
4004 St Monica Dr Unit 1 Dundalk, MD	3.0	1.0	1024	$1,850	$1.81	0d	1	0.82mi
4004 Saint Monica Dr Dundalk, MD	3.0	1.0	1024	$1,925	$1.88	6d	1	0.82mi
2711 Gray Manor Ct Unit NA Baltimore, MD	4.0	2.0	1570	$2,500	$1.59	25d	1	0.86mi
7860 Saint Claire Ln Dundalk, MD	3.0	2.0	1024	$2,200	$2.15	6d	1	0.93mi
3221 Wallford Dr Dundalk, MD	3.0	1.0	1008	$1,750	$1.74	5d	1	0.94mi
3221 Wallford Dr Unit 3221 Dundalk, MD	3.0	1.0	1008	$1,750	$1.74	6d	1	0.94mi
1915 Merritt Blvd Dundalk, MD	3.0	2.0	1208	$2,500	$2.07	45d	1	0.96mi
7860 Saint Bridget Ln Dundalk, MD	4.0	1.0	1216	$2,300	$1.89	25d	1	0.97mi
3314 Wallford Dr Dundalk, MD	3.0	1.0	1258	$1,850	$1.47	16d	1	0.99mi
3413 Wallford Dr Dundalk, MD	3.0	2.0	1016	$2,000	$1.97	45d	1	1.00mi
3427 North Point Rd Dundalk, MD	3.0	1.0	1008	$2,250	$2.23	21d	1	1.06mi
7851 Saint Fabian Ln Dundalk, MD	3.0	1.0	1024	$1,595	$1.56	45d	1	1.07mi
7863 Saint Fabian Ln Dundalk, MD	3.0	2.0	1424	$1,950	$1.37	6d	1	1.08mi
3317 Belsford Ct Dundalk, MD	3.0	1.0	1258	$1,950	$1.55	12d	1	1.10mi
7 Robinson Ave Dundalk, MD	3.0	2.0	1100	$2,600	$2.36	45d	1	1.30mi
8252 Longpoint Rd Dundalk, MD	4.0	2.0	1216	$2,050	$1.69	18d	1	1.32mi
8252 Longpoint Rd Dundalk, MD	4.0	2.0	1216	$1,950	$1.60	5d	1	1.32mi
8220 Cornwall Rd Dundalk, MD	3.0	2.0	1125	$1,775	$1.58	45d	1	1.34mi

Listing history 7 events

1. 2026-06-21
   statusdays on market $165,000 Pending 7 DOM
2. 2026-06-18
   days on market $165,000 Active 6 DOM
3. 2026-06-17
   days on market $165,000 Active 5 DOM
4. 2026-06-16
   days on market $165,000 Active 4 DOM
5. 2026-06-15
   days on market $165,000 Active 3 DOM
6. 2026-06-13
   remarks 143-char remark
7. 2026-06-13
   listed $165,000 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: $2,809 · $234/mo
• Projected year-2 tax: $2,809 · $234/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 8/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,953
• − Mortgage interest: −$9,243
• − Property taxes: −$2,809
• − Insurance: −$825
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$4,800
• Taxable income: $4,124
• Est. tax owed @ 24.0%: −$990
• After-tax cash flow: $5,496/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 — Dundalk

• Score: 85/100
• State rank: #16
• US rank: #510

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dundalk, MD
• County: Baltimore County · 769,527 people
• City population: 59,407
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 59,407
• Household income: $64,141
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 2566.0

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 0.60)
• Race & ethnicity: White 59% Black 18% Hispanic / Latino 15% Two or more races 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 7% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 2% Arabic 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: ▼ -251.44%
• Current HPI: 228.4218
• Rent YoY: ▼ -0.09%
• 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

• 2026-06-12 Listed $165,000 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2025): $2,809 · +5.4% YoY. Source: county tax records.