2008 Hillcrest Rd · Woodlawn, MD 21207

$239,900

3 bd · 1.0 ba · 1,449 sqft · SingleFamily public records · 7 Days on market

Built 1925 0.31 ac lot $166/sqft · at area comps Est $339k · 29% 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).

• ARV discount +15.0/15.0
• Cash flow +11.0/30.0
• Appreciation +9.8/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• DSCR +3.2/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Stately Colonial home in Woodlawn Park, offering a peaceful retreat surrounded by lush perennial gardens across an expansive property. Picture hosting gatherings on the brick patio, unwinding on the covered porch, or strolling through vibrant, blooming flower beds. Inside, you’re welcomed by a gracious foyer featuring original wood trim and a classic newel post staircase. The main level feels warm and inviting, with tall ceilings and abundant natural light throughout. Luxury vinyl plank flooring leads into the living room, complete with cherry built-ins, while the spacious dining room easily accommodates a large table and buffet, with views of the side and rear landscape. The kitchen offers a functional layout with ample counter space, ideal for everyday cooking and entertaining. Upstairs, the primary bedroom spans the full width of the home and features carpeted floors. The second and third bedrooms showcase hardwood flooring, with the third offering access to the rear addition rooftop—an opportunity to create a future balcony. The upper-level bathroom is finished in tile and includes a shower. From the primary bedroom, a fixed staircase leads to the attic, providing convenient storage along with a large cedar closet. The partially finished basement adds valuable living space, including a recreation room, second full bathroom, and laundry area. Outside, the detached garage has been converted into a workshop, offering flexibility for a skilled buyer to use as-is or convert back to a traditional garage. Recent updates include an architectural shingle roof on the home and a traditional shingle roof on the garage. The home is being sold strictly as-is, and the seller will make no repairs. The property will be listed as active prior to the consideration of any offers. Offer Deadline Monday 5/11 at Noon.

Key facts

• 0.31 acre lot
• 2 parking spots
• Built 1925

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (22.5% below list).
• Recommended offer: $186k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.3% in Woodlawn — 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 77/100 on livability (#78 in MD, #2,926 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: amenities D+, 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.
• Market conditions: Rents rising fast (+5.2%/yr); 126 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 33% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $23k appreciation (9.5% local appreciation)).
• Baltimore County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $95k; list at $240k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $185,954 (22.5% 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. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 10.8

CMA / ARV

• ARV (median comp): $338,581
• List price: $239,900
• Delta: -29.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Summerfield Rd	0.22mi	3/2.0	1,460 (+1%)	14mo	$270,000	$185	73
6408 Gilmore St	0.31mi	2/1.5 (-1)	1,486 (+3%)	2mo	$170,000	$114	72
3 Northland Rd	0.23mi	3/1.5	1,573 (+9%)	11mo	$306,000	$195	64
2003 Englewood Ave	0.32mi	3/2.0	1,658 (+14%)	0mo	$350,000	$211	57
1900 Hillcrest Rd	0.24mi	4/2.5 (+1)	1,538 (+6%)	21mo	$325,000	$211	50
2504 Parkview Rd	0.55mi	3/1.5	1,292 (-11%)	9mo	$312,500	$242	47
6424 Gilmore	0.41mi	4/3.0 (+1)	1,464 (+1%)	23mo	$419,900	$287	47
14 Gwynn Lake Dr	0.25mi	3/2.5	1,598 (+10%)	22mo	$355,000	$222	47
6 Bright Cir	0.73mi	3/2.0	1,290 (-11%)	1mo	$275,000	$213	43
2031 Englewood Ave	0.27mi	4/2.5 (+1)	1,650 (+14%)	14mo	$360,000	$218	41
5444 Dogwood Rd	0.63mi	4/3.0 (+1)	1,580 (+9%)	4mo	$285,000	$180	39
6518 Dogwood Rd	0.63mi	3/1.0	1,328 (-8%)	22mo	$300,000	$226	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.5% appreciation · 5.23% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.79×
• Total profit: $120,281
• Equity at exit: $207,419

10-year hold

• IRR: 20.9%
• Equity multiple: 6.46×
• Total profit: $366,727
• Equity at exit: $438,361

Cash invested: $67,172 (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 21207

• Home prices YoY: 1.1%
• Rents YoY: 5.2%
• Active inventory: 126
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$212 /mo · $2,545/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-101

Break-even live

Break-even rent $1,987

Max offer price $222,052

Occupancy floor —

Sensitivity live

Price	-10% $35	-5% $-33	+0% $-101	+5% $-169	+10% $-237
Rent	-10% $-248	-5% $-174	+0% $-101	+5% $-28	+10% $46
Rate	-1.0pp $20	-0.5pp $-40	base $-101	+0.5pp $-163	+1.0pp $-226

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6330 Windsor Mill Rd Woodlawn, MD	3.0	1.0	1200	$1,600	$1.33	44d	1	0.25mi
1 Janper Ct Baltimore, MD	2.0	1.5	950	$1,500	$1.58	3d	1	0.64mi
1 Duke of Windsor Ct Gwynn Oak, MD	1.0–3.0	1.0–2.0	775	$1,984	$2.56	3d	20	0.67mi
2 Mountbatten Ct Gwynn Oak, MD	3.0	2.0	1000	$2,200	$2.20	4d	1	0.69mi
5533 Gwynn Oak Ave Fl 1 Gwynn Oak, MD	2.0	1.0	1080	$1,600	$1.48	44d	1	0.88mi
6463 Woodgreen Cir Gwynn Oak, MD	3.0	2.5	1230	$1,900	$1.54	18d	1	0.89mi
4998 W Forest Park Ave Baltimore, MD	3.0	1.0–2.0	790	$1,875	$2.37	15d	15	0.89mi
5215 Muth Ave Gwynn Oak, MD	3.0	3.0	1205	$2,700	$2.24	15d	1	0.94mi
1 Kafern Dr Gwynn Oak, MD	1.0–3.0	1.0–2.0	765	$1,809	$2.36	3d	8	0.99mi
5136 Oaklawn Rd Gwynn Oak, MD	1.0–3.0	1.0	896	$1,710	$1.91	2d	22	1.09mi
5006 Windsor Mill Rd Baltimore, MD	1.0–3.0	1.0–2.0	776	$1,899	$2.45	3d	18	1.26mi
3101 Windsor Blvd Gwynn Oak, MD	1.0–2.0	1.0–2.0	843	$1,755	$2.08	2d	55	1.26mi
3535 Flannery Ln Gwynn Oak, MD	3.0	1.5	1536	$2,000	$1.30	44d	1	1.27mi
2 Walden Birch Ct Woodlawn, MD	3.0	1.5	1022	$1,792	$1.75	5d	1	1.27mi
6226 Robin Hill Rd Gwynn Oak, MD	3.0	1.5	1140	$2,850	$2.50	17d	1	1.32mi
4738 Wakefield Rd Baltimore, MD	2.0	1.0	884	$1,200	$1.36	24d	1	1.46mi

Listing history 5 events

1. 2026-05-12
   status Pending 1842-char remark

   Show marketing remark (1842 chars)

   Stately Colonial home in Woodlawn Park, offering a peaceful retreat surrounded by lush perennial gardens across an expansive property. Picture hosting gatherings on the brick patio, unwinding on the covered porch, or strolling through vibrant, blooming flower beds. Inside, you’re welcomed by a gracious foyer featuring original wood trim and a classic newel post staircase. The main level feels warm and inviting, with tall ceilings and abundant natural light throughout. Luxury vinyl plank flooring leads into the living room, complete with cherry built-ins, while the spacious dining room easily accommodates a large table and buffet, with views of the side and rear landscape. The kitchen offers a functional layout with ample counter space, ideal for everyday cooking and entertaining. Upstairs, the primary bedroom spans the full width of the home and features carpeted floors. The second and third bedrooms showcase hardwood flooring, with the third offering access to the rear addition rooftop—an opportunity to create a future balcony. The upper-level bathroom is finished in tile and includes a shower. From the primary bedroom, a fixed staircase leads to the attic, providing convenient storage along with a large cedar closet. The partially finished basement adds valuable living space, including a recreation room, second full bathroom, and laundry area. Outside, the detached garage has been converted into a workshop, offering flexibility for a skilled buyer to use as-is or convert back to a traditional garage. Recent updates include an architectural shingle roof on the home and a traditional shingle roof on the garage. The home is being sold strictly as-is, and the seller will make no repairs. The property will be listed as active prior to the consideration of any offers. Offer Deadline Monday 5/11 at Noon.

2. 2026-05-06
   listed $239,900 Active 1842-char remark

   Show marketing remark (1842 chars)

   Stately Colonial home in Woodlawn Park, offering a peaceful retreat surrounded by lush perennial gardens across an expansive property. Picture hosting gatherings on the brick patio, unwinding on the covered porch, or strolling through vibrant, blooming flower beds. Inside, you’re welcomed by a gracious foyer featuring original wood trim and a classic newel post staircase. The main level feels warm and inviting, with tall ceilings and abundant natural light throughout. Luxury vinyl plank flooring leads into the living room, complete with cherry built-ins, while the spacious dining room easily accommodates a large table and buffet, with views of the side and rear landscape. The kitchen offers a functional layout with ample counter space, ideal for everyday cooking and entertaining. Upstairs, the primary bedroom spans the full width of the home and features carpeted floors. The second and third bedrooms showcase hardwood flooring, with the third offering access to the rear addition rooftop—an opportunity to create a future balcony. The upper-level bathroom is finished in tile and includes a shower. From the primary bedroom, a fixed staircase leads to the attic, providing convenient storage along with a large cedar closet. The partially finished basement adds valuable living space, including a recreation room, second full bathroom, and laundry area. Outside, the detached garage has been converted into a workshop, offering flexibility for a skilled buyer to use as-is or convert back to a traditional garage. Recent updates include an architectural shingle roof on the home and a traditional shingle roof on the garage. The home is being sold strictly as-is, and the seller will make no repairs. The property will be listed as active prior to the consideration of any offers. Offer Deadline Monday 5/11 at Noon.

3. 2026-04-20
   historical $239,900 1842-char remark

   Show marketing remark (1842 chars)

   Stately Colonial home in Woodlawn Park, offering a peaceful retreat surrounded by lush perennial gardens across an expansive property. Picture hosting gatherings on the brick patio, unwinding on the covered porch, or strolling through vibrant, blooming flower beds. Inside, you’re welcomed by a gracious foyer featuring original wood trim and a classic newel post staircase. The main level feels warm and inviting, with tall ceilings and abundant natural light throughout. Luxury vinyl plank flooring leads into the living room, complete with cherry built-ins, while the spacious dining room easily accommodates a large table and buffet, with views of the side and rear landscape. The kitchen offers a functional layout with ample counter space, ideal for everyday cooking and entertaining. Upstairs, the primary bedroom spans the full width of the home and features carpeted floors. The second and third bedrooms showcase hardwood flooring, with the third offering access to the rear addition rooftop—an opportunity to create a future balcony. The upper-level bathroom is finished in tile and includes a shower. From the primary bedroom, a fixed staircase leads to the attic, providing convenient storage along with a large cedar closet. The partially finished basement adds valuable living space, including a recreation room, second full bathroom, and laundry area. Outside, the detached garage has been converted into a workshop, offering flexibility for a skilled buyer to use as-is or convert back to a traditional garage. Recent updates include an architectural shingle roof on the home and a traditional shingle roof on the garage. The home is being sold strictly as-is, and the seller will make no repairs. The property will be listed as active prior to the consideration of any offers. Offer Deadline Monday 5/11 at Noon.

4. 1990-02-16
   soldstatus $95,000
5. 1975-07-08
   soldstatus $29,800

ⓘ 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: $2,545 · $212/mo
• Projected year-2 tax: $2,580 · $215/mo
• Expected delta: +$35/yr (+$3/mo · 1.4%)

ⓘ 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 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,314
• − Mortgage interest: −$13,438
• − Property taxes: −$2,545
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$6,979
• Taxable loss: −$5,417
• Est. tax savings @ 24.0%: +$1,300
• After-tax cash flow: $88/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 — Woodlawn

• Score: 77/100
• State rank: #78
• US rank: #2926

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodlawn, MD
• County: Baltimore County · 769,527 people
• City population: 49,599
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 47,099
• Household income: $67,060
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 2139.0

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 Black (78%)
• Race & ethnicity: Black 78% White 8% Hispanic / Latino 7% Two or more races 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Swedish 1%
• Foreign-born: 13% · Canada, Philippines, South Korea
• Languages at home: 86% English-only · Spanish 4% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▲ 9.50%
• Current HPI: 843.63
• Rent YoY: ▲ 5.23%
• 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

+705.0% since first listed

5 events — show timeline

• 2026-05-12 Pending — BRIGHT MLS
• 2026-05-06 Listed $239,900 BRIGHT MLS
• 2026-04-20 Coming Soon $239,900 BRIGHT MLS
• 1990-02-16 Sold (Public Records) $95,000 Public Records
• 1975-07-08 Sold (Public Records) $29,800 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,545 · +4.3% YoY. Source: county tax records.