54 Garrison Ridge Ct · Owings Mills, MD 21117

$169,900

2 bd · 1.5 ba · 1,024 sqft · Townhouse · 18 Days on market

Built 1979 Average condition 1,800 sqft lot $166/sqft · 32% below area Est $252k · 32% under $168/mo HOA · 8% of rent

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Why this score? — see what drove the C+ 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 +22.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +7.0/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.8/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the Garrison Ridge community, this colonial townhouse offers a blend of comfort and style. With 1,404 square feet of thoughtfully designed living space, this home features an inviting open floor plan that connects the dining and living areas, ideal for both relaxation and entertaining. Step inside to discover laminated plank floors that create a welcoming atmosphere. The kitchen with ample table space and equipped with modern appliances and updated countertops, making meal prep a breeze. Enjoy the convenience of a full bathroom with a tub shower and a convenient half bath. While the two spacious bedrooms provide a comfortable retreat. Outside, the property features a patio, perfe

Key facts

• Open floor plan
• Full bathroom
• Modern appliances

Tags

• OPEN FLOOR PLAN
• LAMINATED PLANK FLOORS
• MODERN APPLIANCES
• UPDATED COUNTERTOPS
• FULL BATHROOM
• PATIO

Property features AI

Finance

• HOA & community: Monthly HOA fee of $168.53

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Cable TV available; Electric utilities
• Home design: Interior townhouse/rowhouse; Frame construction with vinyl siding; Composite roof; Concrete perimeter foundation; Fee simple ownership; Estimated year built
• Construction: Frame and vinyl siding construction; Composite roof; Concrete perimeter foundation
• Exterior features: Patio(s); Sidewalks; Street lights; Partially fenced

Interior

• Kitchen: Table space in kitchen; Upgraded countertops
• Basement: Full basement with partial finish, interior access and connecting stairway
• Bedrooms: Two bedrooms on the first upper level
• Flooring: Laminate plank; Tile/brick; Carpet; Wood floors
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans; Electric heating and cooling components; Electric hot water
• Interior features: Open floor plan with combination dining and living area; Window treatments; Ceiling fans; Upgraded countertops; Tub/shower
• Laundry & utility: Basement with interior access and connecting stairway (partially finished/unfinished area below grade)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $170k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.0% in Owings Mills — 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 79/100 on livability (#57 in MD, #2,037 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living C-, amenities D, crime 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.
• Zoned schools: Owings Mills Elementary (math 11% / reading 17%, grade F, #513 of 860 statewide, top 60%, 745 students, 63% FRL); Deer Park Middle Magnet School (math 4% / reading 36%, grade F, #147 of 225 statewide, top 68%, 1,322 students, 57% FRL); Owings Mills High (math 2% / reading 22%, grade F, #193 of 222 statewide, top 88%, 1,199 students, 66% FRL) — zoned schools average 62% FRL vs 39% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 167 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $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 18 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 1.20% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 6.9

CMA / ARV

• ARV (median comp): $251,637
• List price: $169,900
• Delta: -32.48%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Garrison Ridge Ct #34	0.03mi	3/2.5 (+1)	1,152 (+12%)	2mo	$279,000	$242	67

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 · 2.87% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-10,377
• Equity at exit: $25,333

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $12,677
• Equity at exit: $14,690

Cash invested: $47,572 (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 21117

• Rents YoY: 2.9%
• Active inventory: 167
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$168
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $271

Break-even live

Break-even rent $1,699

Max offer price $169,900

Occupancy floor 82%

Sensitivity live

Price	-10% $389	-5% $330	+0% $271	+5% $213	+10% $154
Rent	-10% $110	-5% $191	+0% $271	+5% $352	+10% $433
Rate	-1.0pp $357	-0.5pp $315	base $271	+0.5pp $227	+1.0pp $183

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Owings Gate Ct Owings Mills, MD	1.0–2.0	1.0–2.0	1020	$2,075	$2.03	4d	9	0.13mi
103 Wilgate Rd Owings Mills, MD	3.0	1.0	792	$2,100	$2.65	21d	1	0.15mi
1 Millpaint Ln Owings Mills, MD	1.0–3.0	1.0–2.0	1204	$1,526	$1.27	0d	21	0.26mi
629 Wilbur Sq Unit 8-675 Owings Mills, MD	3.0	2.5	1463	$2,809	$1.92	25d	1	0.43mi
629 Wilbur Sq Unit 3-627 Owings Mills, MD	3.0	2.5	1463	$2,864	$1.96	6d	1	0.43mi
629 Wilbur Sq Unit 2-9428 Owings Mills, MD	2.0	2.5	1048	$2,162	$2.06	6d	1	0.43mi
2 Tahoe Cir Owings Mills, MD	1.0–2.0	1.0	632	$1,719	$2.72	0d	21	0.62mi
106 Pleasant Ridge Dr Owings Mills, MD	3.0	1.0–2.0	792	$1,547	$1.95	0d	73	0.67mi
10090 Mill Run Cir Unit 05-10059 Owings Mills, MD	2.0	2.5	1366	$2,358	$1.73	16d	1	0.74mi
10090 Mill Run Cir Owings Mills, MD	1.0–3.0	1.0–2.5	1219	$2,206	$1.81	22d	35	0.76mi
10090 Mill Run Cir Unit 07-10050 Owings Mills, MD	2.0	2.5	1452	$2,448	$1.69	16d	1	0.76mi
10090 Mill Run Cir Apt 353 Owings Mills, MD	2.0	2.0	1303	$2,020	$1.55	16d	1	0.76mi
10090 Mill Run Cir Apt 242 Owings Mills, MD	1.0	1.0	883	$1,596	$1.81	16d	1	0.76mi
10090 Mill Run Cir Unit 610049 Owings Mills, MD	2.0	2.5	1452	$2,452	$1.69	16d	1	0.76mi
10090 Mill Run Cir Unit 610051 Owings Mills, MD	2.0	2.5	1366	$2,348	$1.72	14d	1	0.76mi
10090 Mill Run Cir Unit 343 Owings Mills, MD	1.0	1.0	883	$1,620	$1.83	16d	1	0.76mi
10090 Mill Run Cir Unit 225 Owings Mills, MD	2.0	2.0	1274	$2,062	$1.62	16d	1	0.76mi
14 Enchanted Hills Rd Owings Mills, MD	1.0–3.0	1.0–2.0	1057	$1,694	$1.60	0d	8	0.77mi
10500 Grand Central Ave Owings Mills, MD	1.0	1.0	926	$2,352	$2.54	0d	6	0.78mi
10209 Grand Central Ave Owings Mills, MD	1.0–2.0	1.0–2.0	850	$2,226	$2.62	0d	13	0.89mi
5000 Waverly Ln Owings Mills, MD	1.0–2.0	1.0–2.0	915	$2,714	$2.96	0d	17	0.95mi
205 Frost Hill Dr Owings Mills, MD	1.0–2.0	1.0–2.0	900	$1,797	$2.00	0d	13	0.97mi
629 Wilbur Sq Unit 8-661 Owings Mills, MD	2.0	2.0	1283	$2,188	$1.71	25d	1	1.07mi
629 Wilbur Sq Unit 7-9412 Owings Mills, MD	2.0	2.0	1283	$2,280	$1.78	45d	1	1.07mi
629 Wilbur Sq Unit 3-611 Owings Mills, MD	2.0	2.0	1283	$2,228	$1.74	25d	1	1.07mi
629 Wilbur Sq Owings Mills, MD	2.0–3.0	2.5	1365	$2,162	$1.58	6d	4	1.07mi
21 Garrison View Rd Owings Mills, MD	1.0–3.0	1.0–2.0	852	$1,814	$2.13	0d	25	1.09mi
9830 Reisterstown Rd Owings Mills, MD	3.0	1.0–2.0	924	$2,398	$2.59	0d	1	1.15mi
9401 Groveton Cir Owings Mills, MD	1.0–3.0	1.0–2.0	1158	$2,262	$1.95	0d	12	1.21mi
4700 Riverstone Dr Owings Mills, MD	1.0–3.0	1.0–2.0	1055	$1,975	$1.87	0d	22	1.27mi
13 Richmar Rd Owings Mills, MD	1.0–2.0	1.0–2.0	779	$1,904	$2.44	4d	26	1.30mi
9621 Mill Centre Dr Owings Mills, MD	1.0–2.0	1.0–2.0	938	$2,125	$2.26	0d	2	1.31mi
9204 Appleford Cir Owings Mills, MD	1.0–3.0	1.0–2.5	1001	$2,117	$2.11	0d	22	1.33mi
100 Chase Mill Cir Owings Mills, MD	1.0–3.0	1.0–2.0	939	$1,891	$2.01	0d	10	1.33mi
9755 Mill Centre Dr Owings Mills, MD	1.0–2.0	1.0–2.0	1143	$2,440	$2.13	0d	23	1.41mi
4300 Flint Hill Dr Owings Mills, MD	1.0–3.0	1.0–2.0	952	$2,044	$2.15	0d	29	1.42mi
254 Cedarmere Cir Owings Mills, MD	3.0	2.5	1440	$2,400	$1.67	6d	1	1.44mi

HOA detail

• Monthly dues: $168 · $2,016/yr

Listing history 1 events

1. 2026-05-01
   listed $169,900 Active 947-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,510
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − HOA: −$2,016
• − Depreciation: −$4,943
• Taxable income: $715
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $3,086/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.

Condition & rehab AI · 1 photo

Average 55/100 Moderate rehab

This townhouse offers a good balance of comfort and style, but requires minor repairs and maintenance to enhance its curb appeal and value.

Repairs flagged

• Minor Exterior siding — Slight weathering
• Minor Landscaping — Bushes need trimming

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and value
• Resale New flooring in bathrooms — Improves aesthetics and functionality
• Resale New kitchen appliances — Modernizes the space and appeals to buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Slight weathering	Minor	$500–3,000
Landscaping · Bushes need trimming	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Landscaping and exterior painting — Enhances curb appeal and value ↑
• Resale New flooring in bathrooms — Improves aesthetics and functionality ↑
• Resale New kitchen appliances — Modernizes the space and appeals to buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Owings Mills

• Score: 79/100
• State rank: #57
• US rank: #2037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Owings Mills, MD
• County: Baltimore County · 769,527 people
• City population: 62,816
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 62,816
• Household income: $101,831
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 2285.0

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 0.62)
• Race & ethnicity: Black 53% White 30% Hispanic / Latino 8% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 2% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 17% · Canada, South Korea
• Languages at home: 83% English-only · Spanish 5% Other Indo-European 3% Russian/Polish/Slavic 3%

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: ▼ -184.00%
• Current HPI: 229.4095
• Rent YoY: ▲ 2.87%
• 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

2 events — show timeline

• 2026-05-19 Pending — BRIGHT MLS
• 2026-05-01 Listed $169,900 BRIGHT MLS