30 Sipple Ave · Overlea, MD 21236

$260,000

3 bd · 1.5 ba · 1,360 sqft · Townhouse public records · 6 Days on market

Built 1950 4,050 sqft lot Est $250k · at est.

---

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 +19.2/30.0
• DSCR +6.1/10.0
• ARV discount +5.7/15.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Solid Stone Front Semi-Detached! A Good Home At A Fair Price! A Little Updating Is Needed. .. However This Home Has Been Lovingly Maintained. All Major Appliances Are Included, Electric Has Been Recently Updated! Spacious Yard with Large Shed. Covered Rear Porch, Patio.

Key facts

• Built 1950
• Listed 6 days

Property features AI

Finance

• Other: Total below-grade area includes finished and unfinished spaces; Above-grade finished area and below-grade finished/unfinished areas recorded by assessor
• Financial info: Ground rent $90 annually; Ownership includes ground rent; Property condition listed as very good

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Semi-detached property; Built in year (source: Assessor)
• Construction: Stucco exterior; Block foundation; Building not winterized
• Exterior features: Shed on the property; Above-grade and below-grade structures noted; City/county road responsibility

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Hot water heating; Natural gas fuel for heating; Ceiling fans and window units for cooling; Electric for cooling appliances; Electric hot water
• Interior features: Full, fully finished basement; Basement is improved

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/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 $253k (2.9% below list).
• Recommended offer: $253k (2.9% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 5.4% in Overlea — 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 (#38 in MD, #1,418 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: 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 (+5.3%/yr); 132 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 ($95k/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 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $150k; list at $260k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $252,564 (2.9% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
4. 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?
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: 0.97% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $250,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Lyndale Ave	0.09mi	3/1.5	1,360 (0%)	3mo	$209,250	$154	93
5127 Terrace Dr	0.19mi	3/1.5	1,360 (0%)	5mo	$275,000	$202	86
42 Lyndale Ave	0.06mi	3/1.5	1,360 (0%)	15mo	$245,000	$180	85
121 Lyndale Ave	0.16mi	3/2.0	1,360 (0%)	10mo	$250,000	$184	82
123 Lyndale Ave	0.17mi	3/2.0	1,360 (0%)	17mo	$245,000	$180	76
317 Elinor	0.38mi	3/1.5	1,360 (0%)	19mo	$240,000	$176	67
131 Sipple Ave	0.17mi	3/1.5	1,160 (-15%)	13mo	$255,000	$220	57
7123 Willowdale Ave	0.28mi	2/1.5 (-1)	1,200 (-12%)	8mo	$245,000	$204	55
307 3rd St	0.38mi	3/1.5	1,160 (-15%)	14mo	$250,000	$216	47
7129 Greenwood Ave	0.31mi	2/1.5 (-1)	1,160 (-15%)	12mo	$223,000	$192	46
4722 Raspe Ave	0.71mi	3/2.0	1,506 (+11%)	10mo	$245,000	$163	38
506 Dale Ave	0.74mi	2/2.0 (-1)	1,183 (-13%)	17mo	$215,000	$182	23

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 · 5.34% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-18,088
• Equity at exit: $38,767

10-year hold

• IRR: 5.6%
• Equity multiple: 1.46×
• Total profit: $33,532
• Equity at exit: $22,480

Cash invested: $72,800 (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 21236

• Rents YoY: 5.3%
• Active inventory: 132
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,526 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$241 /mo · $2,895/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $282

Break-even live

Break-even rent $2,168

Max offer price $260,000

Occupancy floor 84%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Elinor Ave Nottingham, MD	4.0	2.0	1476	$2,900	$1.96	44d	1	0.05mi
100 Elinor Ave Nottingham, MD	4.0	2.5	1800	$2,800	$1.56	24d	1	0.06mi
5110 Kenwood Ave Baltimore, MD	3.0	1.5	1406	$2,500	$1.78	44d	1	0.18mi
5 Belhaven Dr Nottingham, MD	4.0	1.5	1554	$2,000	$1.29	44d	1	0.54mi
35-C Mopec Cir Nottingham, MD	2.0	1.0	1100	$1,445	$1.31	2d	10	0.87mi
5938 Clayton Ave Baltimore, MD	4.0	2.0	1296	$2,872	$2.22	16d	1	1.00mi
3807 Fleetwood Ave Unit 2 Baltimore, MD	3.0	1.0	937	$1,550	$1.65	4d	1	1.09mi
3807 Fleetwood Ave Unit 1 Baltimore, MD	2.0	1.0	969	$1,490	$1.54	4d	1	1.09mi
7935 Belridge Rd Nottingham, MD	1.0–3.0	1.0–1.5	974	$2,172	$2.23	2d	17	1.33mi
6410 Walther Ave Baltimore, MD	2.0	1.0–2.0	1195	$1,995	$1.67	44d	7	1.42mi
8501 Franklin Square Dr Baltimore, MD	1.0–3.0	1.0–2.0	950	$2,780	$2.93	2d	19	1.47mi
3412 Fleetwood Ave Baltimore, MD	3.0	2.5	1620	$2,195	$1.35	44d	1	1.48mi

Listing history 7 events

1. 2026-05-22
   listed $260,000 Active
2. 2026-05-20
   historical $260,000
3. 2005-05-17
   soldstatus $150,500
4. 2005-05-09
   soldstatus $150,500 272-char remark

   Show marketing remark (272 chars)

   A Solid Stone Front Semi-Detached! A Good Home At A Fair Price! A Little Updating Is Needed. .. However This Home Has Been Lovingly Maintained. All Major Appliances Are Included, Electric Has Been Recently Updated! Spacious Yard with Large Shed. Covered Rear Porch, Patio.

5. 2005-03-31
   historical 272-char remark

   Show marketing remark (272 chars)

   A Solid Stone Front Semi-Detached! A Good Home At A Fair Price! A Little Updating Is Needed. .. However This Home Has Been Lovingly Maintained. All Major Appliances Are Included, Electric Has Been Recently Updated! Spacious Yard with Large Shed. Covered Rear Porch, Patio.

6. 2005-03-29
   listed $151,800 272-char remark

   Show marketing remark (272 chars)

   A Solid Stone Front Semi-Detached! A Good Home At A Fair Price! A Little Updating Is Needed. .. However This Home Has Been Lovingly Maintained. All Major Appliances Are Included, Electric Has Been Recently Updated! Spacious Yard with Large Shed. Covered Rear Porch, Patio.

7. 1985-09-06
   soldstatus $60,000

ⓘ 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: $2,895 · $241/mo
• Projected year-2 tax: $2,895 · $241/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 ≥103°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: $30,308
• − Mortgage interest: −$14,564
• − Property taxes: −$2,895
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,425
• − Management: −$2,425
• − Depreciation: −$7,564
• Taxable loss: −$865
• Est. tax savings @ 24.0%: +$208
• After-tax cash flow: $3,594/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 — Overlea

• Score: 81/100
• State rank: #38
• US rank: #1418

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Overlea, MD
• County: Baltimore County · 769,527 people
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 39,514
• Household income: $95,149
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 1476.0

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 0.63)
• Race & ethnicity: White 56% Black 19% Asian 16% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 17% · Canada, South Korea, Vietnam
• Languages at home: 79% English-only · Other Indo-European 8% Spanish 3% Tagalog/Filipino 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: ▼ -268.43%
• Current HPI: 244.9907
• Rent YoY: ▲ 5.34%
• 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

+333.3% since first listed

7 events — show timeline

• 2026-05-22 Listed $260,000 BRIGHT MLS
• 2026-05-20 Coming Soon $260,000 BRIGHT MLS
• 2005-05-17 Sold (Public Records) $150,500 Public Records
• 2005-05-09 Sold (MLS) $150,500 MRIS
• 2005-03-31 Delisted — MRIS
• 2005-03-29 Listed $151,800 MRIS
• 1985-09-06 Sold (Public Records) $60,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,895 · +6.1% YoY. Source: county tax records.