518 Ingleside Ave · Catonsville, MD 21228

$144,900

3 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 167 Days on market

Built 1820 5,576 sqft lot $132/sqft · 61% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR ALERT!! Home has fire damage, priced to sell! Cash or Hard Money only. Buyer pays all closing costs including TT & Rs. . Seller strongly prefers the use of New World Title of Lutherville (Mobile closing included in fee)

Key facts

• 5,576 sq ft lot
• Built 1820
• Listed 167 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 3.4% in Catonsville — 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 81/100 on livability (#43 in MD, #1,586 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime D, cost of living 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 (+1.9%/yr); 144 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,511 units permitted in Baltimore County in 2024 (643 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 1.9% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $145k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1820 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1820 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.41% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.46%
• DSCR: 1.87
• GRM: 5.9

CMA / ARV

• ARV (median comp): $368,483
• List price: $144,900
• Delta: -59.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 Ingleside Ave	0.15mi	3/2.5	1,152 (+5%)	8mo	$365,000	$317	72
14 Glenwood Ave	0.53mi	3/1.5	1,152 (+5%)	3mo	$405,000	$352	62
19 Delrey Ave	0.43mi	2/1.0 (-1)	1,136 (+4%)	10mo	$360,000	$317	61
520 Kent Ave	0.24mi	3/2.0	1,142 (+4%)	23mo	$280,000	$245	59
520 Winters Ln	0.74mi	2/2.0 (-1)	1,134 (+4%)	14mo	$226,100	$199	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 · 1.87% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.20×
• Total profit: $8,222
• Equity at exit: $21,605

10-year hold

• IRR: 13.6%
• Equity multiple: 2.03×
• Total profit: $41,938
• Equity at exit: $12,528

Cash invested: $40,572 (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 21228

• Rents YoY: 1.9%
• Active inventory: 144
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,048 high
• Mortgage (P&I): −$760
• Tax from tax record: −$140 /mo · $1,681/yr
• Insurance: −$60
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $533

Break-even live

Break-even rent $1,374

Max offer price $144,900

Occupancy floor 69%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 Wheaton Pl Catonsville, MD	2.0	1.0	1200	$2,169	$1.81	2d	1	0.10mi
311 Harlem Ln Catonsville, MD	3.0	2.0	1152	$2,300	$2.00	4d	1	0.31mi
407 Cedar Run Pl Catonsville, MD	2.0	1.0	544	$1,546	$2.84	20d	1	0.57mi
408 Shade Tree Pl Catonsville, MD	1.0–2.0	1.0–2.0	805	$1,812	$2.25	4d	1	0.64mi
410 Winters Ln Catonsville, MD	2.0	2.0	1296	$2,000	$1.54	4d	1	0.65mi
39 Bloomsbury Ave Unit 1 Catonsville, MD	2.0	1.0	1100	$1,800	$1.64	43d	1	0.75mi
351 Suter Rd Catonsville, MD	2.0	1.0	753	$1,570	$2.09	2d	21	0.75mi
51 Briarwood Rd Catonsville, MD	3.0	1.0	1200	$2,100	$1.75	43d	1	0.82mi
1200 Alexander Ave Catonsville, MD	3.0	2.5	1215	$2,400	$1.98	43d	1	0.94mi
945 Saint Agnes Ln Gwynn Oak, MD	4.0	2.0	1500	$1,985	$1.32	17d	1	1.03mi
930 Masefield Rd Unit 1 Woodlawn, MD	3.0	1.5	1080	$2,650	$2.45	2d	1	1.06mi
6300 Mount Ridge Rd Unit A Catonsville, MD	2.0	1.0	1100	$1,750	$1.59	43d	1	1.07mi
201 S Symington Ave Catonsville, MD	1.0–2.0	1.0	788	$1,519	$1.93	1d	13	1.12mi
28 Montrose Manor Ct Catonsville, MD	2.0	1.0	965	$2,379	$2.47	2d	3	1.24mi
603 Braeside Rd Baltimore, MD	3.0	2.0	1416	$2,400	$1.69	43d	1	1.24mi
220 Stonecroft Rd Unit 232-I Baltimore, MD	2.0	1.5	900	$1,295	$1.44	17d	1	1.28mi
220 Stonecroft Rd Unit 230-D Baltimore, MD	2.0	1.5	900	$1,395	$1.55	21d	1	1.28mi
1314 Dorchester Ave Unit B, UPPER LEVEL ONLY Baltimore, MD	3.0	1.0	800	$1,350	$1.69	43d	1	1.29mi
1530 Kirkwood Rd Gwynn Oak, MD	3.0	1.5	1424	$2,100	$1.47	10d	1	1.29mi
5364 Jamestowne Ct Baltimore, MD	3.0	1.0–1.5	787	$1,905	$2.42	4d	13	1.33mi
131 N Bend Rd Unit 131-1B Baltimore, MD	2.0	1.5	910	$1,225	$1.35	21d	1	1.44mi
238 Oglethorpe Rd Catonsville, MD	2.0	1.0	968	$1,650	$1.70	4d	1	1.46mi
1661 N Forest Park Ave Gwynn Oak, MD	2.0	1.0	790	$1,625	$2.06	23d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $144,900 Active 167 DOM
2. 2026-06-17
   price $144,900 Active 166 DOM
3. 2026-06-17
   days on market $149,900 Active 166 DOM
4. 2026-06-16
   days on market $149,900 Active 165 DOM
5. 2026-06-15
   days on market $149,900 Active 164 DOM
6. 2026-06-13
   days on market $149,900 Active 162 DOM
7. 2026-06-09
   days on market $149,900 Active 158 DOM
8. 2026-06-08
   days on market $149,900 Active 157 DOM
9. 2026-06-07
   pricedays on market $149,900 Active 156 DOM
10. 2026-06-04
    days on market $154,900 Active 153 DOM
11. 2026-06-03
    days on market $154,900 Active 152 DOM
12. 2026-06-02
    days on market $154,900 Active 151 DOM
13. 2026-06-01
    days on market $154,900 Active 150 DOM
14. 2026-05-31
    days on market $154,900 Active 149 DOM
15. 2026-04-04
    price $154,900 232-char remark

    Show marketing remark (232 chars)

    INVESTOR ALERT!! Home has fire damage, priced to sell! Cash or Hard Money only. Buyer pays all closing costs including TT & Rs. . Seller strongly prefers the use of New World Title of Lutherville (Mobile closing included in fee)

16. 2026-01-15
    price $159,900 232-char remark

    Show marketing remark (232 chars)

    INVESTOR ALERT!! Home has fire damage, priced to sell! Cash or Hard Money only. Buyer pays all closing costs including TT & Rs. . Seller strongly prefers the use of New World Title of Lutherville (Mobile closing included in fee)

17. 2026-01-02
    listed $164,900 Active 232-char remark

    Show marketing remark (232 chars)

    INVESTOR ALERT!! Home has fire damage, priced to sell! Cash or Hard Money only. Buyer pays all closing costs including TT & Rs. . Seller strongly prefers the use of New World Title of Lutherville (Mobile closing included in fee)

18. 2025-12-31
    historical
19. 2025-10-25
    price $169,900
20. 2025-08-27
    status Active
21. 2025-08-27
    status Pending
22. 2025-08-17
    status Active
23. 2025-08-13
    price $174,900
24. 2025-08-13
    historical
25. 2025-08-11
    status Active
26. 2025-08-04
    historical
27. 2025-06-12
    listed $179,990 Active
28. 1984-11-20
    soldstatus $45,000

ⓘ 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: $1,681 · $140/mo
• Projected year-2 tax: $1,681 · $140/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 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 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: $24,580
• − Mortgage interest: −$8,117
• − Property taxes: −$1,681
• − Insurance: −$2,227
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$4,215
• Taxable income: $4,407
• Est. tax owed @ 24.0%: −$1,058
• After-tax cash flow: $5,334/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 — Catonsville

• Score: 81/100
• State rank: #43
• US rank: #1586

Category grades

Amenities C+ Commute A+ Cost of living D 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: Catonsville, MD
• County: Baltimore County · 769,527 people
• City population: 50,492
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 50,492
• Household income: $112,656
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1820.0

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 0.64)
• Race & ethnicity: White 55% Black 18% Asian 14% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 16% · Canada, Philippines, Vietnam
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 5% Other Asian/Pacific 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: ▼ -370.51%
• Current HPI: 282.1593
• Rent YoY: ▲ 1.87%
• 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

+244.2% since first listed

14 events — show timeline

• 2026-04-04 Price Changed $154,900 BRIGHT MLS
• 2026-01-15 Price Changed $159,900 BRIGHT MLS
• 2026-01-02 Listed $164,900 BRIGHT MLS
• 2025-12-31 Listing Removed — BRIGHT MLS
• 2025-10-25 Price Changed $169,900 BRIGHT MLS
• 2025-08-27 Relisted — BRIGHT MLS
• 2025-08-27 Pending — BRIGHT MLS
• 2025-08-17 Relisted — BRIGHT MLS
• 2025-08-13 Price Changed $174,900 BRIGHT MLS
• 2025-08-13 Listing Removed — BRIGHT MLS
• 2025-08-11 Relisted — BRIGHT MLS
• 2025-08-04 Listing Removed — BRIGHT MLS
• 2025-06-12 Listed $179,990 BRIGHT MLS
• 1984-11-20 Sold (Public Records) $45,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,681 · -75.0% YoY. Source: county tax records.