26 Clearlake Ct · Carney, MD 21234

$270,000

3 bd · 1.5 ba · 1,240 sqft · SingleFamily public records · 9 Days on market

Built 1984 2,178 sqft lot Est $320k · 16% under $38/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 +14.5/15.0
• Cash flow +10.1/30.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• 1% rule +2.9/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 26 Clearlake Court — a well-maintained 3-bedroom, 1 full and 2 half bath townhome offering comfortable living in a convenient Parkville location. Fresh paint throughout gives the home a clean, updated feel, while the functional layout provides multiple levels of living space and a bathroom on every floor. The main living areas flow nicely for everyday living and entertaining, and the fenced rear yard features green space along with concrete stairs leading to the outdoor area. Additional updates include carpet replacement in 2020, roof replaced in 2016, and rebuilt deck stairs in 2023. Upstairs windows were also replaced in 2016. The home includes two assigned parking spaces

Key facts

• Green space
• Replaced windows
• Concrete stairs

Tags

• FENCED REAR YARD
• GREEN SPACE
• CONCRETE STAIRS
• REPLACED ROOF
• REPLACED WINDOWS
• REBUILT DECK STAIRS

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: HOA fee of $115 quarterly

Exterior

• Parking: 2 assigned parking spaces; On-street parking available
• Utilities: Public water; Public sewer; Electric power
• Home design: Detached home; Estimated year built
• Construction: Frame construction; Brick/mortar foundation
• Exterior features: Detached structure; Above-grade and below-grade other structures; No tidal water

Interior

• Bedrooms: 3 bedrooms on main level
• Flooring: Carpet
• Bathrooms: One full bathroom; Two half bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Carpeted floors; Partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (20.9% below list).
• Recommended offer: $214k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.6% in Carney — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 78/100 on livability (#73 in MD, #2,656 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A, employment A; Watch: cost of living C-, amenities D+, crime D-.
• 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); 232 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 31% 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

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 $213,625 (20.9% 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 D 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: 0.79% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $319,920
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3024 5th Ave	0.73mi	3/1.5	1,242 (+0%)	4mo	$320,000	$258	63
9341 Shadycreek Way	0.28mi	4/2.0 (+1)	1,315 (+6%)	22mo	$360,000	$274	52
9605 8th Ave	0.68mi	3/1.0	1,255 (+1%)	18mo	$160,000	$127	50
3322 Summit Ave	0.60mi	2/1.0 (-1)	1,134 (-8%)	21mo	$255,000	$225	34

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: -16.5%
• Equity multiple: 0.40×
• Total profit: $-45,588
• Equity at exit: $40,258

10-year hold

• IRR: -2.8%
• Equity multiple: 0.78×
• Total profit: $-16,260
• 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: 232
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,136 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$279 /mo · $3,350/yr
• Insurance: −$112
• HOA: −$38
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-158

Break-even live

Break-even rent $2,336

Max offer price $242,104

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-81	+0% $-158	+5% $-234	+10% $-311
Rent	-10% $-327	-5% $-242	+0% $-158	+5% $-74	+10% $11
Rate	-1.0pp $-22	-0.5pp $-89	base $-158	+0.5pp $-228	+1.0pp $-299

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 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8501 Walther Blvd Nottingham, MD	1.0–2.0	1.0	780	$1,629	$2.09	3d	21	0.30mi
55 Insley Way Nottingham, MD	2.0–3.0	1.0–1.5	820	$1,900	$2.32	13d	15	0.31mi
9 Robinway Ct Unit 25E Nottingham, MD	3.0	2.0	1500	$2,750	$1.83	44d	1	0.33mi
8507 Gradien Dr Baltimore, MD	3.0	1.5	1056	$2,100	$1.99	25d	1	0.36mi
8552 Hydra Ln Unit 11G Nottingham, MD	4.0	2.0	1296	$2,872	$2.22	19d	1	0.43mi
21 Monhegan Ct Unit 28B Nottingham, MD	3.0	2.0	1436	$1,900	$1.32	44d	1	0.50mi
2 Durness Ct Unit 30I Nottingham, MD	3.0	2.0	1446	$2,100	$1.45	44d	1	0.55mi
8334 Tapu Ct Nottingham, MD	3.0	2.5	1302	$2,100	$1.61	16d	1	0.60mi
9608 9th Ave Parkville, MD	3.0	1.5	1040	$2,200	$2.12	6d	1	0.71mi
9730 Red Clover Ct Parkville, MD	3.0	1.5	1280	$2,200	$1.72	44d	1	0.72mi
7935 Belridge Rd Nottingham, MD	1.0–3.0	1.0–1.5	974	$2,172	$2.23	3d	17	0.76mi
9702 Oakdale Ave Parkville, MD	4.0	2.0	1188	$2,000	$1.68	44d	1	0.80mi
9300 Carney Ave Unit A Parkville, MD	2.0	1.0	1392	$1,300	$0.93	44d	1	0.84mi
3754 Foxford Stream Rd Nottingham, MD	4.0	4.0	1360	$2,800	$2.06	44d	1	0.90mi
2908 5th Ave Parkville, MD	3.0	1.0	1260	$1,950	$1.55	44d	1	0.90mi
1 Waldmann Mill Ct Nottingham, MD	2.0–3.0	1.0–1.5	1076	$2,249	$2.09	4d	12	0.97mi
4219 Slater Ave Nottingham, MD	3.0	1.0	1174	$2,000	$1.70	44d	1	1.16mi
8818 Blairwood Rd Nottingham, MD	1.0–2.0	1.0	900	$1,649	$1.83	3d	42	1.16mi
4236 Slater Ave Nottingham, MD	3.0	2.0	1266	$2,500	$1.97	3d	1	1.23mi
9150 Parkland Rd Parkville, MD	1.0–2.0	1.0–1.5	931	$1,530	$1.64	3d	57	1.24mi
11 Springtowne Cir Parkville, MD	1.0–2.0	1.0–2.5	819	$1,957	$2.39	5d	21	1.27mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: parking

Listing history 5 events

1. 2026-05-20
   listed $270,000 Active
2. 2024-01-17
   soldstatus $260,000
3. 1993-01-07
   soldstatus $95,000
4. 1993-01-07
   soldstatus $95,000
5. 1984-11-27
   soldstatus $63,990

ⓘ 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: $3,350 · $279/mo
• Projected year-2 tax: $3,350 · $279/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 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,635
• − Mortgage interest: −$15,124
• − Property taxes: −$3,350
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − HOA: −$456
• − Depreciation: −$7,855
• Taxable loss: −$6,601
• Est. tax savings @ 24.0%: +$1,584
• After-tax cash flow: $-311/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 — Carney

• Score: 78/100
• State rank: #73
• US rank: #2656

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carney, MD
• County: Baltimore County · 769,527 people
• City population: 65,010
• 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

+321.9% since first listed

5 events — show timeline

• 2026-05-20 Listed $270,000 BRIGHT MLS
• 2024-01-17 Sold (Public Records) $260,000 Public Records
• 1993-01-07 Sold (Public Records) $95,000 Public Records
• 1993-01-07 Sold (Public Records) $95,000 Public Records
• 1984-11-27 Sold (Public Records) $63,990 Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,350 · +6.1% YoY. Source: county tax records.