8300 Ridgely Oak Rd · Parkville, MD 21234

$269,999

3 bd · 1.0 ba · 1,260 sqft · Townhouse public records · 6 Days on market

Built 1952 3,502 sqft lot Est $258k · at est.

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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).

• Cash flow +13.4/30.0
• ARV discount +5.5/15.0
• Rent growth +4.2/5.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OUTSTANDING OPPORTUNITY TO OWN THIS 3 BEDROOM 1 BATH BRICK TOWNHOUSE AT WELL BELOW MARKET VALUE. ROOF UPDATED IN 2012, HVAC AND WATER HEATER REPLACED IN 2011. FENCED YARD WITH PARKING PAD.

Key facts

• Built 1952
• Listed 6 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric for cooling; Natural gas for heating and hot water
• Home design: End of row townhouse; Entry facing not specified
• Construction: Brick construction; Block foundation; Asphalt roof; Double-pane and bay/bow windows
• Exterior features: Rear fencing; Landscaping; Patio(s); Porch(es); Shed

Interior

• Kitchen: Gas range/oven; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Flooring: Wood floors
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Attic; Dining area; Window treatments; Wood floors; Traditional floor plan; Drywall walls and ceilings; Storm door(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $7 ($85/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 $221k (18.0% below list).
• Recommended offer: $221k (18.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#77 in MD, #2,839 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools F, 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 (+6.7%/yr); 225 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 32% of the median local income ($84k/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 $8k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y ago; this cycle's ask is 80% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $139k; list at $270k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,323 (18.0% below list)

Questions for the listing agent

1. Built in 1952 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.82% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $258,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8334 Wyton Rd	0.38mi	3/1.5	1,275 (+1%)	1mo	$270,000	$212	77
8301 Kendale Rd	0.14mi	3/1.5	1,408 (+12%)	1mo	$280,000	$199	72
8307 Ridgely Oak Rd	0.03mi	2/1.5 (-1)	1,120 (-11%)	2mo	$200,000	$179	71
1770 Weston Ave	0.27mi	3/1.5	1,396 (+11%)	2mo	$239,000	$171	66
8319 Bon Air Rd	0.26mi	2/1.5 (-1)	1,120 (-11%)	1mo	$245,000	$219	61
1621 Aberdeen Rd	0.38mi	3/2.0	1,116 (-11%)	1mo	$342,500	$307	58
8546 Oakleigh Rd	0.51mi	2/1.5 (-1)	1,162 (-8%)	1mo	$250,000	$215	56
8521 Water Oak Rd	0.43mi	2/1.0 (-1)	1,096 (-13%)	2mo	$225,000	$205	52
1403 Dartmouth Ave	0.54mi	2/1.5 (-1)	1,120 (-11%)	1mo	$187,000	$167	48
1308 Dalton Rd	0.64mi	2/1.5 (-1)	1,120 (-11%)	1mo	$130,000	$116	44
8508 Drumwood Rd	0.65mi	3/2.0	1,440 (+14%)	2mo	$390,000	$271	40
2113 Pitney Rd	0.74mi	3/1.5	1,440 (+14%)	1mo	$270,000	$188	39

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 · 6.68% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.54×
• Total profit: $-34,846
• Equity at exit: $40,258

10-year hold

• IRR: 1.2%
• Equity multiple: 1.10×
• Total profit: $7,678
• Equity at exit: $23,345

Cash invested: $75,600 (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 21234

• Rents YoY: 6.7%
• Active inventory: 225
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,213 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$213 /mo · $2,556/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $7

Break-even live

Break-even rent $2,204

Max offer price $269,999

Occupancy floor 95%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8340 Edgedale Rd Parkville, MD	3.0	2.0	1260	$2,400	$1.90	4d	1	0.09mi
1717 Northview Rd Parkville, MD	3.0	1.5	1260	$1,980	$1.57	4d	1	0.14mi
8402 Greenway Rd Towson, MD	3.0	1.0	708	$1,595	$2.25	2d	24	0.24mi
1809 Glen Ridge Rd Towson, MD	3.0	1.5	1640	$2,100	$1.28	43d	1	0.25mi
1745 Amuskai Rd Parkville, MD	2.0	2.0	1260	$1,975	$1.57	43d	1	0.29mi
1929 Edgewood Rd Unit 1929 Towson, MD	3.0	2.0	1700	$2,350	$1.38	10d	1	0.32mi
8525 Chestnut Oak Rd Parkville, MD	4.0	2.0	1178	$1,995	$1.69	43d	1	0.34mi
8339 Wyton Rd Towson, MD	4.0	2.0	1520	$2,534	$1.67	23d	1	0.35mi
1621 Thetford Rd Towson, MD	3.0	1.5	1080	$2,350	$2.18	43d	1	0.35mi
8451 Water Oak Rd Parkville, MD	3.0	2.0	1054	$1,950	$1.85	43d	1	0.37mi
1726 Redwood Ave Parkville, MD	4.0	2.0	1435	$2,250	$1.57	17d	1	0.37mi
1612 Hardwick Rd Towson, MD	4.0	2.0	1275	$2,450	$1.92	2d	1	0.38mi
8505 Pleasant Plains Rd Towson, MD	3.0	2.0	1580	$2,500	$1.58	17d	1	0.42mi
1714 Pin Oak Rd Parkville, MD	3.0	1.0	1534	$2,800	$1.83	4d	1	0.43mi
8533 Oak Rd Parkville, MD	3.0	2.0	1480	$2,100	$1.42	43d	1	0.45mi
8309 Pleasant Plains Rd Towson, MD	3.0	1.0	1350	$3,000	$2.22	43d	1	0.46mi
7906 Bon Air Rd Parkville, MD	3.0	1.0	912	$2,200	$2.41	43d	1	0.47mi
1644 Yakona Rd Towson, MD	3.0	2.0	1600	$2,500	$1.56	17d	1	0.48mi
8623 Willow Oak Rd Parkville, MD	3.0	2.0	1395	$2,700	$1.94	43d	1	0.51mi
1329 Taylor Ave Parkville, MD	2.0	1.0	1636	$1,599	$0.98	43d	1	0.53mi
8616 Pleasant Plains Rd Towson, MD	3.0	2.0	1580	$2,490	$1.58	14d	1	0.53mi
7605 Hillendale Rd Parkville, MD	2.0	1.0	1050	$1,255	$1.20	43d	1	0.54mi
1726 Yakona Rd Unit A Parkville, MD	3.0	1.0	1865	$1,400	$0.75	43d	1	0.55mi
8617 Oak Rd Parkville, MD	3.0	1.5	1208	$2,100	$1.74	4d	1	0.55mi
8650 Rock Oak Rd Parkville, MD	4.0	2.0	1800	$3,108	$1.73	43d	1	0.57mi
1376 Halstead Rd Parkville, MD	3.0	1.0	1440	$2,400	$1.67	23d	1	0.60mi
8130 Kirkwall Ct Towson, MD	3.0	1.5	1280	$2,625	$2.05	23d	1	0.62mi
1332 Deanwood Rd Parkville, MD	3.0	2.0	1046	$2,500	$2.39	44d	1	0.63mi
8309 Arbor Station Way Parkville, MD	1.0–2.0	1.0–1.5	846	$1,815	$2.15	1d	8	0.69mi
1870 Yakona Rd Parkville, MD	4.0	2.0	1080	$2,400	$2.22	43d	1	0.72mi
1274 E Joppa Rd Towson, MD	2.0	1.0–2.0	990	$2,873	$2.90	1d	18	0.75mi
8592 Quentin Ave Parkville, MD	3.0	1.5	1440	$2,100	$1.46	4d	1	0.77mi
8503 Kings Ridge Rd Parkville, MD	4.0	2.0	1200	$2,100	$1.75	4d	1	0.87mi
1127 Deanwood Rd Parkville, MD	3.0	2.0	1730	$2,350	$1.36	43d	1	0.88mi
7839 Birmingham Ave Parkville, MD	3.0	1.0	1136	$1,775	$1.56	43d	1	0.89mi
34 Dowling Cir Parkville, MD	1.0–2.0	1.0	874	$1,465	$1.68	1d	36	0.92mi
1610 Wentworth Ave Parkville, MD	3.0	1.0	1024	$1,900	$1.86	43d	1	0.92mi
1629 Wentworth Ave Parkville, MD	3.0	1.5	1152	$1,895	$1.64	43d	1	0.93mi
2528 Wendover Rd Unit a Parkville, MD	2.0	2.0	1704	$1,950	$1.14	43d	1	1.01mi
8768 Cimarron Cir Parkville, MD	4.0	1.5	1752	$2,395	$1.37	23d	1	1.02mi

Listing history 16 events

1. 2026-06-18
   days on market $269,999 Active 6 DOM
2. 2026-06-17
   days on market $269,999 Active 5 DOM
3. 2026-06-16
   days on market $269,999 Active 4 DOM
4. 2026-06-15
   days on market $269,999 Active 3 DOM
5. 2026-06-13
   remarks 662-char remark
6. 2026-06-02
   statusdays on market $269,999 Active 1 DOM
7. 2026-06-01
   days on market $269,999 Coming Soon 10 DOM
8. 2026-05-31
   days on market $269,999 Coming Soon 9 DOM
9. 2026-05-22
   historical $269,999
10. 2015-05-07
    soldstatus $139,000
11. 2015-05-04
    soldstatus $139,000 189-char remark

    Show marketing remark (189 chars)

    OUTSTANDING OPPORTUNITY TO OWN THIS 3 BEDROOM 1 BATH BRICK TOWNHOUSE AT WELL BELOW MARKET VALUE. ROOF UPDATED IN 2012, HVAC AND WATER HEATER REPLACED IN 2011. FENCED YARD WITH PARKING PAD.

12. 2015-05-04
    soldstatus $139,000 Sold 189-char remark

    Show marketing remark (189 chars)

    OUTSTANDING OPPORTUNITY TO OWN THIS 3 BEDROOM 1 BATH BRICK TOWNHOUSE AT WELL BELOW MARKET VALUE. ROOF UPDATED IN 2012, HVAC AND WATER HEATER REPLACED IN 2011. FENCED YARD WITH PARKING PAD.

13. 2015-04-06
    status Contingent (No Kick Out) 189-char remark

    Show marketing remark (189 chars)

    OUTSTANDING OPPORTUNITY TO OWN THIS 3 BEDROOM 1 BATH BRICK TOWNHOUSE AT WELL BELOW MARKET VALUE. ROOF UPDATED IN 2012, HVAC AND WATER HEATER REPLACED IN 2011. FENCED YARD WITH PARKING PAD.

14. 2015-04-06
    historical 189-char remark

    Show marketing remark (189 chars)

    OUTSTANDING OPPORTUNITY TO OWN THIS 3 BEDROOM 1 BATH BRICK TOWNHOUSE AT WELL BELOW MARKET VALUE. ROOF UPDATED IN 2012, HVAC AND WATER HEATER REPLACED IN 2011. FENCED YARD WITH PARKING PAD.

15. 2014-09-19
    listed $149,900 Active 189-char remark

    Show marketing remark (189 chars)

    OUTSTANDING OPPORTUNITY TO OWN THIS 3 BEDROOM 1 BATH BRICK TOWNHOUSE AT WELL BELOW MARKET VALUE. ROOF UPDATED IN 2012, HVAC AND WATER HEATER REPLACED IN 2011. FENCED YARD WITH PARKING PAD.

16. 2014-09-19
    listed $149,900 189-char remark

    Show marketing remark (189 chars)

    OUTSTANDING OPPORTUNITY TO OWN THIS 3 BEDROOM 1 BATH BRICK TOWNHOUSE AT WELL BELOW MARKET VALUE. ROOF UPDATED IN 2012, HVAC AND WATER HEATER REPLACED IN 2011. FENCED YARD WITH PARKING PAD.

ⓘ 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: $2,556 · $213/mo
• Projected year-2 tax: $2,749 · $229/mo
• Expected delta: +$194/yr (+$16/mo · 7.6%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,559
• − Mortgage interest: −$15,124
• − Property taxes: −$2,556
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − Depreciation: −$7,855
• Taxable loss: −$4,575
• Est. tax savings @ 24.0%: +$1,098
• After-tax cash flow: $1,183/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 — Parkville

• Score: 77/100
• State rank: #77
• US rank: #2839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parkville, MD
• County: Baltimore County · 769,527 people
• City population: 66,334
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 66,334
• Household income: $83,517
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 2719.0

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 0.58)
• Race & ethnicity: White 58% Black 28% Asian 5% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Romanian 5% Lithuanian 1% Italian 1%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 2% Tagalog/Filipino 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: ▼ -247.04%
• Current HPI: 254.3824
• Rent YoY: ▲ 6.68%
• 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

+80.1% since first listed

8 events — show timeline

• 2026-05-22 Coming Soon $269,999 BRIGHT MLS
• 2015-05-07 Sold (Public Records) $139,000 Public Records
• 2015-05-04 Sold (MLS) $139,000 MRIS
• 2015-05-04 Sold (MLS) $139,000 BRIGHT MLS
• 2015-04-06 Pending — MRIS
• 2015-04-06 Listing Removed — BRIGHT MLS
• 2014-09-19 Listed $149,900 MRIS
• 2014-09-19 Listed $149,900 BRIGHT MLS

Property tax history

+3.6%/yr

Latest (2025): $2,556 · +4.6% YoY. Source: county tax records.