1220 Kent Ave · Woodlawn, MD 21207

$325,000

3 bd · 2.0 ba · 1,928 sqft · SingleFamily public records · 2 Days on market

Built 1980 7,500 sqft lot Est $374k · 13% under

---

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 +13.4/15.0
• Appreciation +9.8/10.0
• Cash flow +8.6/30.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.3/10.0
• 1% rule +2.2/10.0

Listing remarks

Welcome to 1220 Kent Avenue — a bi-level spacious and well-maintained home full of warmth, character, and potential! This home features 3 bedrooms and 2 full baths on the upper level, including a private en suite bath in the primary bedroom. The lower level offers added flexibility with a half bath, additional room perfect for an office, guest space, or extra bedroom, plus plenty of storage. Enjoy cozy evenings by the wood-burning fireplaces located in both the living room and basement. The inviting kitchen opens to a deck off the dining room, creating the perfect space for relaxing or entertaining while overlooking the large fenced backyard. Additional highlights include a 2-car park

Key facts

• 7,500 sq ft lot
• 2 parking spots
• Built 1980

Property features AI

Finance

• Other: Fee simple ownership; Not in a federal flood zone; Pets allowed with no pet restrictions; Ground rent paid annually

Exterior

• Parking: Driveway with two spaces; Two total garage and parking spaces; Secure parking
• Utilities: Public water; Public sewer
• Home design: Detached property; Finished above-grade and finished below-grade living areas
• Construction: Vinyl siding; Other foundation details
• Exterior features: Deck(s); Secure storage; Walkout lower level with rear entrance; Partially finished lower level with interior access and space for rooms

Interior

• Kitchen: Stove; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One half bathroom on a lower level
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans; Electric heating and cooling
• Interior features: Walk-in shower in bathroom; Ceiling fans; Dining area; Master bath
• Laundry & utility: Washer and dryer included; Laundry located on lower floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-279 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (27.8% below list).
• Recommended offer: $235k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.3% in Woodlawn — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Johnnycake Elementary (math 8% / reading 11%, grade F, #642 of 860 statewide, top 75%, 552 students, 68% FRL); Southwest Academy (math 6% / reading 34%, grade F, #147 of 225 statewide, top 68%, 739 students, 64% FRL); Woodlawn High (math 4% / reading 27%, grade F, #184 of 222 statewide, top 83%, 1,815 students, 63% FRL) — zoned schools average 65% FRL vs 39% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.2%/yr); 131 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,511 units permitted in Baltimore County in 2024 (643 in 5+ unit buildings).
• This rent runs 42% 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $123k; list at $325k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,542 (27.8% 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. 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. 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: 0.72% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.68%
• DSCR: 0.84
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $374,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1113 Kent Ave	0.23mi	3/1.5	1,875 (-3%)	3mo	$320,000	$171	80
6005 Prince George St	0.03mi	4/2.0 (+1)	1,762 (-9%)	5mo	$375,000	$213	75
1102 Kent Ave	0.28mi	3/2.0	1,996 (+4%)	8mo	$349,900	$175	74
5911 Carroll St	0.26mi	4/2.0 (+1)	2,060 (+7%)	2mo	$339,000	$165	69
1533 Ingleside Ave	0.46mi	4/2.0 (+1)	1,936 (+0%)	14mo	$362,000	$187	62
1206 Dorchester Ave	0.15mi	4/3.0 (+1)	1,749 (-9%)	9mo	$412,000	$236	61
1030 Collwood Rd	0.38mi	4/2.0 (+1)	1,816 (-6%)	9mo	$395,000	$218	60
1020 Collwood Rd	0.44mi	4/2.0 (+1)	2,032 (+5%)	10mo	$399,900	$197	57
5904 Cecil Ave	0.35mi	2/2.0 (-1)	1,675 (-13%)	6mo	$230,000	$137	52
6045-B Cecil Ave	0.30mi	3/2.0	1,704 (-12%)	20mo	$330,000	$194	50
1038 Lakemont Rd	0.39mi	3/2.0	1,733 (-10%)	19mo	$374,900	$216	49
1105 Dorchester Ave	0.33mi	3/1.5	1,650 (-14%)	18mo	$272,000	$165	43

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: 21.2%
• Equity multiple: 2.69×
• Total profit: $153,494
• Equity at exit: $280,998

10-year hold

• IRR: 19.8%
• Equity multiple: 6.22×
• Total profit: $475,212
• Equity at exit: $593,861

Cash invested: $91,000 (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 21207

• Home prices YoY: 1.1%
• Rents YoY: 5.2%
• Active inventory: 131
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,345 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$292 /mo · $3,506/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-279

Break-even live

Break-even rent $2,699

Max offer price $275,702

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-187	+0% $-279	+5% $-371	+10% $-463
Rent	-10% $-464	-5% $-372	+0% $-279	+5% $-186	+10% $-94
Rate	-1.0pp $-115	-0.5pp $-196	base $-279	+0.5pp $-363	+1.0pp $-449

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6301 Linus Dr Gwynn Oak, MD	4.0	3.0	1976	$3,495	$1.77	45d	1	0.46mi
1530 Kirkwood Rd Gwynn Oak, MD	3.0	1.5	1424	$2,100	$1.47	12d	1	0.57mi
963 Masefield Rd Gwynn Oak, MD	3.0	2.0	1920	$2,096	$1.09	25d	1	0.66mi
945 Saint Agnes Ln Gwynn Oak, MD	4.0	2.0	1500	$1,985	$1.32	19d	1	0.71mi
10 Prestwick Sq Catonsville, MD	4.0	2.5	1710	$2,500	$1.46	19d	1	1.00mi
712 Kent Ave Catonsville, MD	4.0	3.5	2268	$2,800	$1.23	45d	1	1.02mi
410 Winters Ln Catonsville, MD	2.0	2.0	1296	$2,000	$1.54	6d	1	1.22mi
603 Braeside Rd Baltimore, MD	3.0	2.0	1416	$2,400	$1.69	45d	1	1.25mi
436 Westshire Dr Catonsville, MD	4.0	2.0	1548	$2,800	$1.81	45d	1	1.43mi

Listing history 6 events

1. 2026-06-03
   status $325,000 Pending 2 DOM
2. 2026-06-02
   days on market $325,000 Active 2 DOM
3. 2026-06-01
   statusdays on market $325,000 Active 1 DOM
4. 2026-05-31
   days on market $325,000 Coming Soon 2 DOM
5. 2026-05-29
   historical $325,000
6. 1993-03-18
   soldstatus $123,000

ⓘ 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: $3,506 · $292/mo
• Projected year-2 tax: $3,524 · $294/mo
• Expected delta: +$18/yr (+$2/mo · 0.5%)

ⓘ 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 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $28,145
• − Mortgage interest: −$18,205
• − Property taxes: −$3,506
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − Depreciation: −$9,455
• Taxable loss: −$9,149
• Est. tax savings @ 24.0%: +$2,196
• After-tax cash flow: $-1,153/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

+164.2% since first listed

2 events — show timeline

• 2026-05-29 Coming Soon $325,000 BRIGHT MLS
• 1993-03-18 Sold (Public Records) $123,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,506 · +4.2% YoY. Source: county tax records.