6033 Gwynn Oak · Woodlawn, MD 21207

$265,000

5 bd · 1.0 ba · 1,910 sqft · SingleFamily public records · 21 Days on market

Built 1928 8,712 sqft lot Est $351k · 25% 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 +15.1/30.0
• ARV discount +15.0/15.0
• Appreciation +9.8/10.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Yearning for Yesteryear? Tucked beneath mature trees on a picturesque lot, this one-of-a-kind 4 bedroom, 3.5 bath home offers character, space, and architectural details rarely found in today’s homes. The unique layout features soaring vaulted ceilings, loft-inspired living space, hardwood flooring, generous room sizes, and an open, multi-level design that creates warmth and personality throughout. The flexible floorplan includes multiple gathering spaces, an additional kitchen in the lower level, and plenty of room for entertaining, extended family living, hobbies, or creative use of space. Outside, enjoy a circular driveway, covered deck, brick patios, and private wooded surrounding

Key facts

• 8,712 sq ft lot
• Built 1928
• Listed 21 days

Property features AI

Exterior

• Parking: Driveway; Off-street parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached property; Not in a federal flood zone
• Construction: Brick and wood siding construction; Asphalt roof; Block foundation; Built (year estimated)
• Exterior features: Rear yard; Side yards; Trees/wooded

Interior

• Kitchen: Stove; Refrigerator; Microwave; Dishwasher; Exhaust fan; Extra refrigerator/freezer
• Bedrooms: Three bedrooms on the upper level; One bedroom on the main level; One bedroom on the lower level
• Flooring: Hardwood; Concrete; Carpet
• Bathrooms: Three full bathrooms (one on upper level, one on main level, one on lower level); One half bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Second kitchen; Ceiling fans; Formal separate dining room; Kitchen styled as country; Has fireplace (1)
• Laundry & utility: Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $223k (15.7% below list).
• Recommended offer: $223k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 1,511 units permitted in Baltimore County in 2024 (643 in 5+ unit buildings).
• This rent runs 40% 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 $27k of equity ($2k loan paydown + $25k appreciation (9.5% local appreciation)).
• Baltimore County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (9.5% appreciation + 5.2% rent growth), your $74k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% 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 $223,444 (15.7% below list)

Questions for the listing agent

1. Built in 1928 — 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 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?
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: 0.84% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $351,440
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2601 Royal Oak Ave	0.47mi	5/2.0	1,969 (+3%)	11mo	$349,900	$178	60
5905 Gwynn Oak Ave	0.18mi	4/2.5 (-1)	1,704 (-11%)	5mo	$277,000	$163	58
5227 Pembroke Ave	0.29mi	4/2.5 (-1)	1,750 (-8%)	6mo	$320,000	$183	57
6401 Walnut St	0.57mi	5/2.5	2,059 (+8%)	12mo	$405,000	$197	45
2613 Royal Oak Ave	0.40mi	4/3.0 (-1)	1,749 (-8%)	15mo	$310,000	$177	42
2127 Southland Rd	0.35mi	4/3.0 (-1)	1,706 (-11%)	14mo	$405,000	$237	41
2622 Gwynndale	0.34mi	4/3.0 (-1)	1,728 (-10%)	19mo	$350,000	$203	40
3402 Kelox Rd	0.66mi	4/2.0 (-1)	2,080 (+9%)	16mo	$382,000	$184	32
2031 Englewood Ave	0.54mi	4/2.5 (-1)	1,650 (-14%)	14mo	$360,000	$218	29
3026 Wayne Ave	0.74mi	4/2.0 (-1)	2,160 (+13%)	11mo	$337,999	$156	25

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: 25.0%
• Equity multiple: 2.96×
• Total profit: $145,767
• Equity at exit: $229,121

10-year hold

• IRR: 22.7%
• Equity multiple: 6.85×
• Total profit: $434,103
• Equity at exit: $484,225

Cash invested: $74,200 (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 21207

• Home prices YoY: 1.1%
• Rents YoY: 5.2%
• Active inventory: 126
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,234 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$180 /mo · $2,162/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $85

Break-even live

Break-even rent $2,127

Max offer price $265,000

Occupancy floor 91%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $265,000 Coming Soon 21 DOM
2. 2026-06-17
   days on market $265,000 Coming Soon 20 DOM
3. 2026-06-16
   days on market $265,000 Coming Soon 19 DOM
4. 2026-06-15
   days on market $265,000 Coming Soon 18 DOM
5. 2026-06-13
   days on market $265,000 Coming Soon 16 DOM
6. 2026-06-09
   days on market $265,000 Coming Soon 12 DOM
7. 2026-06-08
   days on market $265,000 Coming Soon 11 DOM
8. 2026-06-07
   days on market $265,000 Coming Soon 10 DOM
9. 2026-06-04
   days on market $265,000 Coming Soon 7 DOM
10. 2026-06-03
    days on market $265,000 Coming Soon 6 DOM
11. 2026-06-02
    days on market $265,000 Coming Soon 5 DOM
12. 2026-06-01
    days on market $265,000 Coming Soon 4 DOM
13. 2026-05-31
    days on market $265,000 Coming Soon 3 DOM
14. 2026-05-28
    historical $265,000

ⓘ 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: $2,162 · $180/mo
• Projected year-2 tax: $2,525 · $210/mo
• Expected delta: +$363/yr (+$30/mo · 16.8%)

ⓘ 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 23% 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: $26,813
• − Mortgage interest: −$14,844
• − Property taxes: −$2,162
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − Depreciation: −$7,709
• Taxable loss: −$3,517
• Est. tax savings @ 24.0%: +$844
• After-tax cash flow: $1,863/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

1 event — show timeline

• 2026-05-28 Coming Soon $265,000 BRIGHT MLS

Property tax history

+1.3%/yr

Latest (2025): $2,162 · -13.4% YoY. Source: county tax records.