1765 White Oak Ave · Parkville, MD 21234

$210,000

3 bd · 1.0 ba · 1,260 sqft · Townhouse public records · 5 Days on market

Built 1952 1,620 sqft lot Est $258k · 19% under

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Why this score? — see what drove the B- 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.8/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

COZY 3 Bedroom 1 FULL Bath BRICK Townhome with COVERED Front Porch in Ridgeleigh * Features Include: SPACIOUS living room * Separate dining room * Hardwood floors * Three bedrooms and a FULL Bath on the upper level * On the lower level you will find a LARGE family room, utility room with PLENTY of storage and basement walkout * FULLY fenced yard and covered rear deck * This home has been well maintained * Close to shopping and restaurants!

Key facts

• Covered front porch
• Large family room
• Plenty of storage

Tags

• COVERED FRONT PORCH
• SPACIOUS LIVING ROOM
• SEPARATE DINING ROOM
• HARDWOOD FLOORS
• LARGE FAMILY ROOM
• PLENTY OF STORAGE

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Asphalt roof; Other foundation
• Exterior features: No tidal water

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Stove; Refrigerator; Water heater
• Bedrooms: Three bedrooms on the first upper level
• Flooring: Carpet; Ceramic tile; Hardwood; Luxury vinyl plank
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Partially finished basement
• Laundry & utility: Washer; Dryer; Laundry on lower floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 8.6% vs local median 5.3% in Parkville — 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 (#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); 232 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 ($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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $59k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $61k; list at $210k implies a 244% 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,000

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. 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: 1.08% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.37%
• DSCR: 1.37
• GRM: 7.7

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
8546 Oakleigh Rd	0.06mi	2/1.5 (-1)	1,162 (-8%)	1mo	$250,000	$215	76
8619 Oak Rd	0.06mi	3/1.5	1,408 (+12%)	5mo	$225,000	$160	72
8521 Water Oak Rd	0.09mi	2/1.0 (-1)	1,096 (-13%)	2mo	$225,000	$205	68
1770 Weston Ave	0.30mi	3/1.5	1,396 (+11%)	2mo	$239,000	$171	64
8334 Wyton Rd	0.73mi	3/1.5	1,275 (+1%)	1mo	$270,000	$212	61
1870 Yakona Rd	0.22mi	3/1.5	1,080 (-14%)	5mo	$195,000	$181	60
8301 Kendale Rd	0.43mi	3/1.5	1,408 (+12%)	1mo	$280,000	$199	58
8319 Bon Air Rd	0.38mi	2/1.5 (-1)	1,120 (-11%)	1mo	$245,000	$219	56
8320 Hillendale Rd	0.51mi	2/1.0 (-1)	1,120 (-11%)	2mo	$242,000	$216	51
8307 Ridgely Oak Rd	0.48mi	2/1.5 (-1)	1,120 (-11%)	2mo	$200,000	$179	50
1621 Aberdeen Rd	0.72mi	3/2.0	1,116 (-11%)	1mo	$342,500	$307	42
2113 Pitney Rd	0.68mi	3/1.5	1,440 (+14%)	1mo	$270,000	$188	42

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $834
• Equity at exit: $31,312

10-year hold

• IRR: 13.4%
• Equity multiple: 2.24×
• Total profit: $73,054
• Equity at exit: $18,157

Cash invested: $58,800 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,277 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$200 /mo · $2,402/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $410

Break-even live

Break-even rent $1,758

Max offer price $210,000

Occupancy floor 77%

Sensitivity live

Price	-10% $529	-5% $470	+0% $410	+5% $351	+10% $291
Rent	-10% $230	-5% $320	+0% $410	+5% $500	+10% $590
Rate	-1.0pp $516	-0.5pp $464	base $410	+0.5pp $356	+1.0pp $300

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8617 Oak Rd Parkville, MD	3.0	1.5	1208	$2,100	$1.74	5d	1	0.03mi
8533 Oak Rd Parkville, MD	3.0	2.0	1480	$2,100	$1.42	44d	1	0.08mi
1714 Pin Oak Rd Parkville, MD	3.0	1.0	1534	$2,800	$1.83	5d	1	0.12mi
8650 Rock Oak Rd Parkville, MD	4.0	2.0	1800	$3,108	$1.73	44d	1	0.14mi
8623 Willow Oak Rd Parkville, MD	3.0	2.0	1395	$2,700	$1.94	44d	1	0.15mi
1726 Redwood Ave Parkville, MD	4.0	2.0	1435	$2,250	$1.57	18d	1	0.16mi
8451 Water Oak Rd Parkville, MD	3.0	2.0	1054	$1,950	$1.85	44d	1	0.19mi
1870 Yakona Rd Parkville, MD	4.0	2.0	1080	$2,400	$2.22	44d	1	0.20mi
1726 Yakona Rd Unit A Parkville, MD	3.0	1.0	1865	$1,400	$0.75	44d	1	0.21mi
1745 Amuskai Rd Parkville, MD	2.0	2.0	1260	$1,975	$1.57	44d	1	0.24mi
8525 Chestnut Oak Rd Parkville, MD	4.0	2.0	1178	$1,995	$1.69	44d	1	0.24mi
8592 Quentin Ave Parkville, MD	3.0	1.5	1440	$2,100	$1.46	5d	1	0.29mi
8340 Edgedale Rd Parkville, MD	3.0	2.0	1260	$2,400	$1.90	5d	1	0.43mi
1644 Yakona Rd Towson, MD	3.0	2.0	1600	$2,500	$1.56	18d	1	0.43mi
1717 Northview Rd Parkville, MD	3.0	1.5	1260	$1,980	$1.57	5d	1	0.45mi
8616 Pleasant Plains Rd Towson, MD	3.0	2.0	1580	$2,490	$1.58	15d	1	0.56mi
8505 Pleasant Plains Rd Towson, MD	3.0	2.0	1580	$2,500	$1.58	18d	1	0.60mi
8768 Cimarron Cir Parkville, MD	4.0	1.5	1752	$2,395	$1.37	24d	1	0.63mi
1621 Thetford Rd Towson, MD	3.0	1.5	1080	$2,350	$2.18	44d	1	0.64mi
8402 Greenway Rd Towson, MD	3.0	1.0	708	$1,595	$2.25	3d	24	0.66mi
1612 Hardwick Rd Towson, MD	4.0	2.0	1275	$2,450	$1.92	3d	1	0.68mi
8339 Wyton Rd Towson, MD	4.0	2.0	1520	$2,534	$1.67	24d	1	0.73mi
8309 Arbor Station Way Parkville, MD	1.0–2.0	1.0–1.5	846	$1,815	$2.15	2d	8	0.74mi
1809 Glen Ridge Rd Towson, MD	3.0	1.5	1640	$2,100	$1.28	44d	1	0.76mi
8503 Kings Ridge Rd Parkville, MD	4.0	2.0	1200	$2,100	$1.75	5d	1	0.78mi
8309 Pleasant Plains Rd Towson, MD	3.0	1.0	1350	$3,000	$2.22	44d	1	0.80mi
1929 Edgewood Rd Unit 1929 Towson, MD	3.0	2.0	1700	$2,350	$1.38	11d	1	0.84mi
7906 Bon Air Rd Parkville, MD	3.0	1.0	912	$2,200	$2.41	44d	1	0.88mi
1274 E Joppa Rd Towson, MD	2.0	1.0–2.0	990	$2,873	$2.90	2d	18	0.90mi
23 Roger Valley Ct Parkville, MD	3.0	3.5	1678	$2,850	$1.70	5d	1	0.95mi
23 Roger Valley Ct Unit 1 Parkville, MD	3.0	4.0	1678	$2,850	$1.70	5d	1	0.95mi
8417 Nunley Dr Parkville, MD	1.0–3.0	1.0–2.0	812	$2,120	$2.61	24d	1	0.98mi
7605 Hillendale Rd Parkville, MD	2.0	1.0	1050	$1,255	$1.20	44d	1	1.03mi
7839 Birmingham Ave Parkville, MD	3.0	1.0	1136	$1,775	$1.56	44d	1	1.04mi
1329 Taylor Ave Parkville, MD	2.0	1.0	1636	$1,599	$0.98	44d	1	1.05mi
8130 Kirkwall Ct Towson, MD	3.0	1.5	1280	$2,625	$2.05	24d	1	1.05mi
1376 Halstead Rd Parkville, MD	3.0	1.0	1440	$2,400	$1.67	24d	1	1.09mi
2219 Lowells Glen Rd Unit K Parkville, MD	2.0	2.0	1017	$1,650	$1.62	24d	1	1.11mi
15 Treeway Ct Towson, MD	1.0–3.0	1.0–2.0	1100	$2,342	$2.13	2d	25	1.13mi
1332 Deanwood Rd Parkville, MD	3.0	2.0	1046	$2,500	$2.39	45d	1	1.14mi

Listing history 2 events

1. 2026-05-21
   listed $210,000 Active
2. 1986-09-29
   soldstatus $61,000

ⓘ 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: $2,402 · $200/mo
• Projected year-2 tax: $2,402 · $200/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 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,328
• − Mortgage interest: −$11,763
• − Property taxes: −$2,402
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − Depreciation: −$6,109
• Taxable income: $1,631
• Est. tax owed @ 24.0%: −$391
• After-tax cash flow: $4,531/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

+244.3% since first listed

2 events — show timeline

• 2026-05-21 Listed $210,000 BRIGHT MLS
• 1986-09-29 Sold (Public Records) $61,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,402 · +3.5% YoY. Source: county tax records.