8855 Delegge Rd · Rosedale, MD 21237

$301,500

3 bd · 2.5 ba · 1,880 sqft · Townhouse public records · 28 Days on market

Built 2015 2,047 sqft lot Est $365k · 17% under $60/mo HOA · 2% of rent

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Why this score? — see what drove the D 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 +10.2/30.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• 1% rule +3.5/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

* * * Multiple Offers Received * * * All interested parties are requested to submit their highest and best offers by 2 PM on Tuesday, April 21, 2026 for consideration. Spacious townhome located in the sought-after Brandywine Development in Baltimore County. Built in 2015, this three-level property offers 3 bedrooms, 2 full baths and 2 half baths with a generous 1800 square feet of above-grade living space (as per public records), this home is packed with possibilities. The lot size of 0.04 acres provides just the right amount of outdoor area for low-maintenance living. The kitchen-dining combo layout sets the stage for gatherings and culinary adventures. A two-car garage adds convenien

Key facts

• $60 HOA
• 2 garage spots
• Built 2015

Property features AI

Finance

• Other: Finished above-grade area reported by assessor
• HOA & community: HOA fee $60 monthly

Exterior

• Parking: Attached rear-entry garage with 2 spaces; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Interior townhouse/rowhouse; Ownership: Fee simple
• Construction: Slab foundation
• Exterior features: Tidal water: none; Other structures above and below grade

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms (all upper levels); Two half bathrooms (one on main level, one on upper level)
• Heating & cooling: Heat pump(s); Natural gas heating; Electric-powered cooling
• Interior features: No basement; Living area reported by assessor

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $302k.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (15.4% below list).
• Recommended offer: $255k (15.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#37 in MD, #1,338 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety 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.
• Market conditions: Rents rising fast (+5.0%/yr); 104 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 33% of the median local income ($92k/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 $2k of loan paydown is wiped out by about $9k 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 28 days — a 2% lower offer ($297k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $255,037 (15.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $364,720
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6211 Mckay Cir	0.02mi	3/2.5	1,880 (0%)	20mo	$365,000	$194	82
5822 East Ave	0.63mi	3/2.5	1,800 (-4%)	2mo	$295,000	$164	62

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 · 4.97% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.35×
• Total profit: $-54,460
• Equity at exit: $44,955

10-year hold

• IRR: -6.6%
• Equity multiple: 0.54×
• Total profit: $-38,976
• Equity at exit: $26,068

Cash invested: $84,420 (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 21237

• Rents YoY: 5.0%
• Active inventory: 104
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,550 high
• Mortgage (P&I): −$1,581
• Tax from tax record: −$419 /mo · $5,023/yr
• Insurance: −$126
• HOA: −$60
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-171

Break-even live

Break-even rent $2,766

Max offer price $271,380

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-85	+0% $-171	+5% $-256	+10% $-341
Rent	-10% $-372	-5% $-271	+0% $-171	+5% $-70	+10% $31
Rate	-1.0pp $-19	-0.5pp $-94	base $-171	+0.5pp $-249	+1.0pp $-328

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: $75,375
• Closing costs: $9,045
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Tameron Pl Rosedale, MD	3.0	2.5	1720	$2,300	$1.34	3d	1	0.27mi
30 Morning Ct Rosedale, MD	3.0	3.5	1980	$3,350	$1.69	18d	1	0.36mi
8212 Dorset Ave Rosedale, MD	4.0	1.5	1479	$2,250	$1.52	44d	1	0.83mi
8133 Bartholomew Ct Baltimore, MD	3.0	2.5	1600	$2,700	$1.69	24d	1	1.00mi
5938 Clayton Ave Baltimore, MD	4.0	2.0	1296	$2,872	$2.22	17d	1	1.07mi
8501 Franklin Square Dr Baltimore, MD	1.0–3.0	1.0–2.0	950	$2,780	$2.93	2d	19	1.11mi
5110 Kenwood Ave Baltimore, MD	3.0	1.5	1406	$2,500	$1.78	44d	1	1.11mi
1732 Chesaco Ave Rosedale, MD	3.0	1.0	1260	$2,295	$1.82	44d	1	1.16mi
13 Bohn Ct Rosedale, MD	3.0	1.5	1566	$1,800	$1.15	44d	1	1.18mi
8852 Pennsbury Pl Rosedale, MD	3.0	1.5	1400	$1,850	$1.32	24d	1	1.20mi
8006 Woodhaven Ct Rosedale, MD	4.0	3.0	1680	$3,200	$1.90	24d	1	1.23mi
101 Elinor Ave Nottingham, MD	4.0	2.0	1476	$2,900	$1.96	44d	1	1.34mi
100 Elinor Ave Nottingham, MD	4.0	2.5	1800	$2,800	$1.56	24d	1	1.35mi
5307 Valiquet Ave Unit A Baltimore, MD	2.0	1.0	1672	$1,375	$0.82	44d	1	1.44mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 3 events

1. 2026-05-01
   status Pending
2. 2026-04-02
   listed $301,500 Active
3. 2015-06-11
   soldstatus $825,000

ⓘ 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: $5,023 · $419/mo
• Projected year-2 tax: $5,023 · $419/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 27% 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: $30,604
• − Mortgage interest: −$16,889
• − Property taxes: −$5,023
• − Insurance: −$1,508
• − Repairs & maintenance: −$2,448
• − Management: −$2,448
• − HOA: −$720
• − Depreciation: −$8,771
• Taxable loss: −$7,202
• Est. tax savings @ 24.0%: +$1,729
• After-tax cash flow: $-318/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 — Rosedale

• Score: 81/100
• State rank: #37
• US rank: #1338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosedale, MD
• County: Baltimore County · 769,527 people
• City population: 30,851
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 31,425
• Household income: $91,693
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 887.0

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 0.66)
• Race & ethnicity: White 42% Black 38% Hispanic / Latino 9% Asian 7% Two or more races 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 1% Slovak 1%
• Foreign-born: 17% · Canada, India, South Korea
• Languages at home: 78% English-only · Spanish 7% Other Indo-European 4% Tagalog/Filipino 2%

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: ▼ -151.40%
• Current HPI: 242.8057
• Rent YoY: ▲ 4.97%
• 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

-63.5% since first listed

3 events — show timeline

• 2026-05-01 Pending — BRIGHT MLS
• 2026-04-02 Listed $301,500 BRIGHT MLS
• 2015-06-11 Sold (Public Records) $825,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $5,023 · +17.0% YoY. Source: county tax records.