2035 Inverton Rd · Dundalk, MD 21222

$158,000

3 bd · 1.0 ba · 1,024 sqft · Townhouse public records · 17 Days on market

Built 1956 1,824 sqft lot Est $178k · 11% 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 +27.4/30.0
• ARV discount +12.6/15.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Key facts

• Finished space
• Laundry area
• Wide open space

Tags

• WIDE OPEN SPACE
• OFFSTREET PARKING
• FINISHED SPACE
• LAUNDRY AREA
• LARGE FENCED BACK YARD
• REAR WALKOUT

Property features AI

Finance

• Other: Total below-grade area 512; Above-grade finished area 1,024; Unfinished below-grade area 512; Ownership interest: Fee Simple
• HOA & community: Ground rent paid annually

Exterior

• Parking: Off-street parking (1 space)
• Utilities: Public water; Public sewer; Electric cooling fuel; Electric hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Block foundation; Built year per assessor
• Exterior features: Concrete driveway; Above-grade and below-grade structures

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom on upper level; One half bathroom on lower level
• Heating & cooling: Forced air heating; Natural gas heating; Central air conditioning; Electric hot water
• Interior features: Partially finished, improved basement with interior access and walkout stairs; Finished areas verified by assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $158k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $156k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 6.2% in Dundalk — 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 85/100 on livability (#16 in MD, #510 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 soft (-0.1%/yr); 236 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,511 units permitted in Baltimore County in 2024 (643 in 5+ unit buildings).
• This rent runs 37% of the median local income ($64k/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 $5k 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

• It's been on market 17 days — a 2% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $158k implies a 1480% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $155,630 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.25% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.51%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $178,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2041 Jasmine Rd	0.08mi	3/1.0	1,024 (0%)	13mo	$162,000	$158	86
8339 Kavanagh Rd	0.22mi	3/2.0	1,016 (-1%)	3mo	$240,000	$236	82
2023 Larkhall Rd	0.17mi	3/1.0	1,024 (0%)	14mo	$200,000	$195	81
1922 Codd Ave	0.43mi	3/1.0	1,024 (0%)	10mo	$177,800	$174	72
8028 Kavanagh	0.46mi	3/2.0	1,024 (0%)	6mo	$167,000	$163	69
8333 Kavanagh Rd	0.22mi	3/2.0	896 (-12%)	2mo	$177,000	$198	63
7928 Kavanagh Rd	0.57mi	4/2.0 (+1)	1,024 (0%)	3mo	$256,000	$250	62
1927 Codd Ave	0.41mi	3/1.0	1,144 (+12%)	8mo	$190,000	$166	55
8435 Kavanagh Rd	0.28mi	2/1.0 (-1)	896 (-12%)	8mo	$115,000	$128	54
8429 Kavanagh	0.27mi	2/2.0 (-1)	1,120 (+9%)	11mo	$172,500	$154	54
7829 Scholar Rd	0.60mi	3/2.0	1,152 (+12%)	2mo	$252,500	$219	46
1942 Denbury Dr	0.74mi	2/1.0 (-1)	1,078 (+5%)	12mo	$170,000	$158	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.96×
• Total profit: $-1,974
• Equity at exit: $23,558

10-year hold

• IRR: 5.0%
• Equity multiple: 1.31×
• Total profit: $13,925
• Equity at exit: $13,661

Cash invested: $44,240 (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 21222

• Rents YoY: -0.1%
• Active inventory: 236
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$829
• Tax from tax record: −$200 /mo · $2,399/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $461

Break-even live

Break-even rent $1,385

Max offer price $158,000

Occupancy floor 72%

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2032 Kelmore Rd Dundalk, MD	3.0	1.0	1024	$1,700	$1.66	43d	1	0.12mi
2025 Kelmore Rd Unit 1 Dundalk, MD	3.0	1.0	1024	$2,000	$1.95	43d	1	0.15mi
2004 Larkhall Rd Dundalk, MD	3.0	1.0	1024	$1,500	$1.46	43d	1	0.18mi
1925 Jasmine Rd Dundalk, MD	3.0	1.5	1024	$1,825	$1.78	11d	1	0.22mi
8499 Lynch Rd Dundalk, MD	1.0–3.0	1.0–2.0	950	$2,202	$2.32	1d	32	0.32mi
1930 Frames Rd Dundalk, MD	3.0	2.0	1152	$2,099	$1.82	5d	1	0.34mi
2020 Dineen Dr Dundalk, MD	3.0	1.5	1258	$1,850	$1.47	5d	1	0.36mi
7901 Stratman Rd Dundalk, MD	3.0	1.0	890	$1,647	$1.85	2d	1	0.49mi
7962 Kavanagh Rd Dundalk, MD	3.0	2.0	1024	$1,947	$1.90	15d	1	0.53mi
7930 Kavanagh Rd Dundalk, MD	3.0	1.0	1024	$2,195	$2.14	43d	1	0.58mi
11 Seabright Ave Dundalk, MD	3.0	1.0	948	$1,874	$1.98	15d	1	0.62mi
7917 Wise Ave Dundalk, MD	2.0	1.5	1500	$2,500	$1.67	24d	1	0.63mi
8146 Del Haven Rd Dundalk, MD	3.0	2.0	1424	$2,700	$1.90	16d	1	0.85mi
1610 Melbourne Rd Dundalk, MD	1.0–2.0	1.0	664	$1,240	$1.87	12d	1	0.85mi
8252 Longpoint Rd Dundalk, MD	4.0	2.0	1216	$1,950	$1.60	3d	1	0.89mi
8252 Longpoint Rd Dundalk, MD	4.0	2.0	1216	$2,050	$1.69	16d	1	0.89mi
8220 Cornwall Rd Dundalk, MD	3.0	2.0	1125	$1,775	$1.58	43d	1	0.92mi
1915 Merritt Blvd Dundalk, MD	3.0	2.0	1208	$2,500	$2.07	43d	1	0.95mi
7718 Meath Rd Dundalk, MD	3.0	2.0	864	$2,200	$2.55	43d	1	1.01mi
7412 Saint Patricia Ct Dundalk, MD	4.0	2.0	1024	$2,800	$2.73	18d	1	1.02mi
3503 Sollers Point Rd Dundalk, MD	3.0	1.0	776	$1,850	$2.38	12d	1	1.11mi
4004 Saint Monica Dr Dundalk, MD	3.0	1.0	1024	$1,925	$1.88	5d	1	1.13mi
4004 St Monica Dr Unit 1 Dundalk, MD	3.0	1.0	1024	$1,895	$1.85	5d	1	1.13mi
414 Westfield Rd Dundalk, MD	3.0	1.0	1024	$2,300	$2.25	43d	1	1.15mi
7860 Saint Claire Ln Dundalk, MD	3.0	2.0	1024	$2,200	$2.15	5d	1	1.19mi
7860 Saint Bridget Ln Dundalk, MD	4.0	1.0	1216	$2,300	$1.89	24d	1	1.22mi
7851 Saint Fabian Ln Dundalk, MD	3.0	1.0	1024	$1,595	$1.56	43d	1	1.28mi
2976 Cornwall Rd Unit 1 Dundalk, MD	2.0	1.0	900	$1,590	$1.77	15d	1	1.28mi
7863 Saint Fabian Ln Dundalk, MD	3.0	2.0	1424	$1,950	$1.37	5d	1	1.30mi
3000 Wallford Dr Dundalk, MD	1.0–2.0	1.0	717	$1,330	$1.85	2d	35	1.32mi
2959 Liberty Pkwy Dundalk, MD	3.0	2.0	1479	$2,150	$1.45	43d	1	1.32mi
3413 Yardley Dr Dundalk, MD	4.0	2.0	1185	$2,400	$2.03	43d	1	1.33mi
3221 Wallford Dr Dundalk, MD	3.0	1.0	1008	$1,750	$1.74	3d	1	1.37mi
3221 Wallford Dr Unit 3221 Dundalk, MD	3.0	1.0	1008	$1,750	$1.74	5d	1	1.37mi
3314 Wallford Dr Dundalk, MD	3.0	1.0	1258	$1,850	$1.47	15d	1	1.42mi
3413 Wallford Dr Dundalk, MD	3.0	2.0	1016	$2,000	$1.97	43d	1	1.42mi
3481 McShane Way Dundalk, MD	2.0	1.5	896	$2,150	$2.40	43d	1	1.43mi
7508 Ives Ln Dundalk, MD	2.0	1.0	896	$1,750	$1.95	43d	1	1.44mi
3443 Dunhaven Rd Dundalk, MD	2.0	2.0	1016	$1,900	$1.87	5d	1	1.45mi
511 Avondale Rd Dundalk, MD	2.0–4.0	1.0–2.0	1146	$1,735	$1.51	1d	69	1.46mi

Listing history 7 events

1. 2026-06-04
   statusdays on market $158,000 Pending 17 DOM
2. 2026-06-03
   days on market $158,000 Active 16 DOM
3. 2026-06-02
   days on market $158,000 Active 15 DOM
4. 2026-06-01
   days on market $158,000 Active 14 DOM
5. 2026-05-31
   days on market $158,000 Active 13 DOM
6. 2026-05-18
   listed $158,000 Active
7. 1957-03-05
   soldstatus $10,000

ⓘ 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: $2,399 · $200/mo
• Projected year-2 tax: $2,399 · $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 8/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,626
• − Mortgage interest: −$8,850
• − Property taxes: −$2,399
• − Insurance: −$790
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$4,596
• Taxable income: $3,211
• Est. tax owed @ 24.0%: −$771
• After-tax cash flow: $4,763/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 — Dundalk

• Score: 85/100
• State rank: #16
• US rank: #510

Category grades

Amenities A+ Commute A+ Cost of living A- 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: Dundalk, MD
• County: Baltimore County · 769,527 people
• City population: 59,407
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 59,407
• Household income: $64,141
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 2566.0

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 0.60)
• Race & ethnicity: White 59% Black 18% Hispanic / Latino 15% Two or more races 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 7% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 2% Arabic 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: ▼ -251.44%
• Current HPI: 228.4218
• Rent YoY: ▼ -0.09%
• 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

+1480.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $158,000 BRIGHT MLS
• 1957-03-05 Sold (Public Records) $10,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,399 · +14.8% YoY. Source: county tax records.