7449 Forrest Ave · Parkville, MD 21234

$244,900

3 bd · 1.5 ba · 1,572 sqft · Townhouse public records · 1 Days on market

Built 1959 3,276 sqft lot Est $270k · 9% under

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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 +13.7/30.0
• ARV discount +11.7/15.0
• Rent growth +4.2/5.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

RECENT UPDATES -- see "View Docs" tab for scope of work! Great Hillendale 3BR, 1.5BA brick EOG that backs to trees. Home features wood floors, nice sized BRs, separate DR and improved lower level. Loads of natural light and great deck off the KIT overlooks the lovely yard. Convenient Parkville location. GR/HOA/FF fees TBD by buyer. >>> AGENTS - SEE AGENT REMARKS FOR OFFER INSTRUCTIONS.

Key facts

• Added privacy
• Expansive yard
• Extra windows

Tags

• HARDWOOD FLOORS
• FULLY FINISHED BASEMENT
• EXPANSIVE YARD
• ADDED PRIVACY
• EXTRA WINDOWS

Property features AI

Finance

• Other: Ownership listed as ground rent; Finished above-grade area and finished/unfinished below-grade area per assessor
• HOA & community: Ground rent of $96 payable semi-annually

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: End of row/townhouse; Located outside city limits
• Construction: Brick exterior; Brick/mortar and block foundation; Year built per assessor
• Exterior features: End-of-row townhouse; Brick construction; Above-grade and below-grade structures noted

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms (one on the upper level, one on the lower level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Dining area; Full finished basement with connecting stairway, rear and outside entrances

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $245k.

Deal economics

• At list price, monthly cash flow is $18 ($212/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 $215k (12.2% below list).
• Recommended offer: $215k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.3% in Parkville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 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 $7k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 19y 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 $128k; list at $245k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $215,078 (12.2% below list)

Questions for the listing agent

1. Built in 1959 — 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: 0.88% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $270,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7512 Hillsway	0.16mi	3/1.5	1,572 (0%)	4mo	$263,000	$167	90
1302 Kenton Rd	0.12mi	3/1.5	1,440 (-8%)	8mo	$152,000	$106	74
1102 Linkside Dr	0.36mi	4/1.5 (+1)	1,542 (-2%)	2mo	$265,000	$172	73
1117 Deanwood Rd	0.40mi	3/1.5	1,440 (-8%)	1mo	$165,000	$115	66
1844 Deveron Rd	0.56mi	3/2.0	1,520 (-3%)	1mo	$305,000	$201	66
1313 Taylor Ave	0.36mi	4/3.0 (+1)	1,496 (-5%)	1mo	$190,000	$127	64
1852 Loch Shiel Rd	0.56mi	3/2.0	1,600 (+2%)	10mo	$305,000	$191	61
1158 Pelham Wood Rd	0.43mi	3/1.5	1,440 (-8%)	10mo	$176,500	$123	57
1859 Loch Shiel Rd	0.55mi	3/2.0	1,708 (+9%)	9mo	$317,000	$186	51
1845 Loch Shiel Rd	0.58mi	3/1.5	1,440 (-8%)	11mo	$213,000	$148	50
8301 Kendale Rd	0.73mi	3/1.5	1,408 (-10%)	1mo	$280,000	$199	48
1931 Edgewood Rd	0.47mi	3/1.5	1,800 (+14%)	11mo	$315,000	$175	45

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: -11.8%
• Equity multiple: 0.56×
• Total profit: $-30,276
• Equity at exit: $36,515

10-year hold

• IRR: 2.1%
• Equity multiple: 1.17×
• Total profit: $11,745
• Equity at exit: $21,174

Cash invested: $68,572 (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 21234

• Rents YoY: 6.7%
• Active inventory: 225
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,151 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$295 /mo · $3,541/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $18

Break-even live

Break-even rent $2,128

Max offer price $244,900

Occupancy floor 94%

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1376 Halstead Rd Parkville, MD	3.0	1.0	1440	$2,400	$1.67	24d	1	0.10mi
7605 Hillendale Rd Parkville, MD	2.0	1.0	1050	$1,255	$1.20	44d	1	0.16mi
1629 Wentworth Ave Parkville, MD	3.0	1.5	1152	$1,895	$1.64	44d	1	0.23mi
1329 Taylor Ave Parkville, MD	2.0	1.0	1636	$1,599	$0.98	44d	1	0.31mi
7202 Sindall Rd Unit 7202 Parkville, MD	3.0	1.0	1350	$1,850	$1.37	44d	1	0.34mi
1127 Deanwood Rd Parkville, MD	3.0	2.0	1730	$2,350	$1.36	44d	1	0.37mi
1929 Edgewood Rd Unit 1929 Towson, MD	3.0	2.0	1700	$2,350	$1.38	11d	1	0.45mi
1809 Glen Ridge Rd Towson, MD	3.0	1.5	1640	$2,100	$1.28	44d	1	0.56mi
2518 Moore Ave Parkville, MD	4.0	1.5	1896	$2,700	$1.42	44d	1	0.74mi
2528 Wendover Rd Unit a Parkville, MD	2.0	2.0	1704	$1,950	$1.14	44d	1	0.75mi
2518 Linwood Rd Parkville, MD	3.0	1.5	1946	$2,200	$1.13	16d	1	0.76mi
8340 Edgedale Rd Parkville, MD	3.0	2.0	1260	$2,400	$1.90	5d	1	0.78mi
7839 Birmingham Ave Parkville, MD	3.0	1.0	1136	$1,775	$1.56	44d	1	0.81mi
8130 Kirkwall Ct Towson, MD	3.0	1.5	1280	$2,625	$2.05	24d	1	0.81mi
8339 Wyton Rd Towson, MD	4.0	2.0	1520	$2,534	$1.67	24d	1	0.81mi
1717 Northview Rd Parkville, MD	3.0	1.5	1260	$1,980	$1.57	5d	1	0.83mi
8309 Pleasant Plains Rd Towson, MD	3.0	1.0	1350	$3,000	$2.22	44d	1	0.90mi
1612 Hardwick Rd Towson, MD	4.0	2.0	1275	$2,450	$1.92	3d	1	0.91mi
1621 Thetford Rd Towson, MD	3.0	1.5	1080	$2,350	$2.18	44d	1	0.92mi
6518 Loch Hill Ct Loch Hill, MD	3.0	1.5	1580	$2,050	$1.30	24d	1	0.95mi
1745 Amuskai Rd Parkville, MD	2.0	2.0	1260	$1,975	$1.57	44d	1	0.95mi
6906 Donachie Rd Baltimore, MD	3.0	1.0–2.0	904	$2,363	$2.61	3d	37	0.95mi
8426 Pleasant Plains Rd Towson, MD	3.0	1.5	1920	$2,500	$1.30	18d	1	0.97mi
6612 Birchwood Ave Baltimore, MD	3.0	2.0	1122	$2,300	$2.05	20d	1	0.98mi
8451 Water Oak Rd Parkville, MD	3.0	2.0	1054	$1,950	$1.85	44d	1	1.00mi
8505 Pleasant Plains Rd Towson, MD	3.0	2.0	1580	$2,500	$1.58	18d	1	1.03mi
1726 Redwood Ave Parkville, MD	4.0	2.0	1435	$2,250	$1.57	18d	1	1.03mi
8525 Chestnut Oak Rd Parkville, MD	4.0	2.0	1178	$1,995	$1.69	44d	1	1.04mi
8533 Oak Rd Parkville, MD	3.0	2.0	1480	$2,100	$1.42	44d	1	1.11mi
8503 Kings Ridge Rd Parkville, MD	4.0	2.0	1200	$2,100	$1.75	5d	1	1.11mi
6101 Loch Raven Blvd Baltimore, MD	1.0–2.0	1.0–2.0	1138	$2,318	$2.04	2d	8	1.11mi
1714 Pin Oak Rd Parkville, MD	3.0	1.0	1534	$2,800	$1.83	5d	1	1.12mi
1583 Doxbury Rd Towson, MD	4.0	2.0	1920	$3,000	$1.56	5d	1	1.12mi
6405 Loch Crest Rd Idlewylde, MD	3.0	2.5	1440	$2,257	$1.57	44d	1	1.14mi
1644 Yakona Rd Towson, MD	3.0	2.0	1600	$2,500	$1.56	18d	1	1.16mi
8616 Pleasant Plains Rd Towson, MD	3.0	2.0	1580	$2,490	$1.58	15d	1	1.17mi
8623 Willow Oak Rd Parkville, MD	3.0	2.0	1395	$2,700	$1.94	44d	1	1.20mi
8204 Old Harford Rd Unit 2 Parkville, MD	2.0	1.0	1146	$1,850	$1.61	44d	1	1.20mi
8206 Old Harford Rd Unit 2 Parkville, MD	2.0	1.0	1146	$1,850	$1.61	44d	1	1.21mi
8206 Old Harford Rd Unit 1 Parkville, MD	2.0	1.0	1146	$1,750	$1.53	44d	1	1.21mi

Listing history 2 events

1. 2026-06-19
   remarks 556-char remark
2. 2026-06-19
   listed $244,900 Active 1 DOM

ⓘ 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: $3,541 · $295/mo
• Projected year-2 tax: $3,541 · $295/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 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,809
• − Mortgage interest: −$13,718
• − Property taxes: −$3,541
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − Depreciation: −$7,124
• Taxable loss: −$3,929
• Est. tax savings @ 24.0%: +$943
• After-tax cash flow: $1,155/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

+290.0% since first listed

33 events — show timeline

• 2026-06-18 Listed $244,900 BRIGHT MLS
• 2014-08-18 Sold (Public Records) $128,000 Public Records
• 2014-08-12 Delisted — MRIS
• 2014-08-11 Sold (MLS) $128,000 BRIGHT MLS
• 2014-08-11 Sold (MLS) $128,000 MRIS
• 2014-06-20 Pending — MRIS
• 2014-06-20 Listing Removed — BRIGHT MLS
• 2014-03-21 Listed $136,900 MRIS
• 2014-03-20 Listed $136,900 BRIGHT MLS
• 2012-03-29 Delisted — MRIS
• 2012-03-29 Listing Removed — BRIGHT MLS
• 2012-03-07 Price Changed — MRIS
• 2012-02-17 Price Changed — MRIS
• 2012-01-30 Listed — MRIS
• 2012-01-30 Listed $149,900 BRIGHT MLS
• 2010-06-17 Delisted — MRIS
• 2010-06-17 Listing Removed — BRIGHT MLS
• 2010-04-06 Relisted — MRIS
• 2010-02-16 Delisted — MRIS
• 2009-10-14 Listed — MRIS
• 2009-10-14 Listed $189,900 BRIGHT MLS
• 2009-06-07 Delisted — MRIS
• 2009-06-07 Listing Removed — BRIGHT MLS
• 2009-04-28 Listed — MRIS
• 2009-04-28 Listed $189,900 BRIGHT MLS
• 2007-05-23 Sold (Public Records) $188,000 Public Records
• 2007-05-18 Sold (MLS) $188,000 MRIS
• 2007-04-17 Delisted — MRIS
• 2007-04-10 Listed $185,000 MRIS
• 1993-11-04 Sold (Public Records) $105,000 Public Records
• 1993-09-27 Sold (Public Records) $101,900 Public Records
• 1993-07-30 Sold (Public Records) $83,000 Public Records
• 1987-10-08 Sold (Public Records) $62,800 Public Records

Property tax history

+4.1%/yr

Latest (2025): $3,541 · -3.7% YoY. Source: county tax records.