620 N Stuart St · Essex, MD 21221

$150,000

3 bd · 1.0 ba · 968 sqft · SingleFamily public records · 20 Days on market

Built 1936 5,350 sqft lot Est $287k · 48% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.8/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

REAL ESTATE AUCTION featuring ON SITE and SIMULCAST ONLINE BIDDING!! Online Bidding Opens - Monday, June 22, 2026. Live On Site Auction - Tuesday, June 23, 2026 at 2:00 PM. List price is opening bid only. 620 N. Stuart Street is located in the Essex area of eastern Baltimore County, north of Eastern Boulevard (MD-150), west of Marlyn Avenue, south of Myrth Avenue and east of Mace Avenue. The surrounding neighborhood is comprised of well-maintained single family homes. Shopping, dining, public transportation and community services are within walking distance. Waterfront recreational activities are nearby on Back River.

Key facts

• 5,350 sq ft lot
• Garage
• Built 1936

Property features AI

Finance

• Other: Fee simple ownership; Full, improved, partially finished basement

Exterior

• Parking: Detached front-entry garage (1 car); Concrete driveway with about 4 driveway spaces; Total of about 5 parking spaces
• Utilities: Public water; Public sewer; 200+ amp electric service; Natural gas hot water
• Home design: Detached property; Double-hung windows; Architectural shingle roof; Block foundation
• Construction: Brick construction; Block foundation; Architectural shingle roof
• Exterior features: Porch(es); Fully fenced yard with chain link fencing

Interior

• Kitchen: Refrigerator; Electric oven/range
• Bedrooms: Two bedrooms on the main level; One bedroom on the upper level
• Flooring: Hardwood; Vinyl; Ceramic tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Hot water heating (oil-fired); Window A/C units (electric)
• Interior features: Dining area; Entry-level bedroom; Master bath; Carpeted areas; Wood floors; Living room, dining room, office, recreation room
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.9% in Essex — 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 (#60 in MD, #2,277 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: amenities D+, 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.
• Zoned schools: Essex Elementary (math 8% / reading 15%, grade F, #580 of 860 statewide, top 67%, 459 students, 72% FRL); Stemmers Run Middle (math 5% / reading 28%, grade F, #174 of 225 statewide, top 81%, 838 students, 68% FRL); Kenwood High (math 10% / reading 43%, grade F, #161 of 222 statewide, top 72%, 1,908 students, 63% FRL) — zoned schools average 68% FRL vs 39% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 142 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 31% of the median local income ($67k/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 $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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $150k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 45% 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1936 — 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 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?
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: 1.18% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $286,528
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 N Woodward Dr	0.20mi	3/1.0	920 (-5%)	13mo	$270,000	$293	71
355 Montrose Ave	0.27mi	3/2.0	1,044 (+8%)	10mo	$310,000	$297	62
314 Savannah Rd	0.46mi	3/2.0	1,099 (+14%)	8mo	$325,000	$296	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 · 1.08% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.86×
• Total profit: $-6,065
• Equity at exit: $22,365

10-year hold

• IRR: 3.4%
• Equity multiple: 1.22×
• Total profit: $9,416
• Equity at exit: $12,969

Cash invested: $42,000 (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 21221

• Rents YoY: 1.1%
• Active inventory: 142
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$787
• Tax from tax record: −$206 /mo · $2,476/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $338

Break-even live

Break-even rent $1,336

Max offer price $150,000

Occupancy floor 76%

Sensitivity live

Price	-10% $423	-5% $381	+0% $338	+5% $296	+10% $253
Rent	-10% $199	-5% $269	+0% $338	+5% $408	+10% $478
Rate	-1.0pp $414	-0.5pp $376	base $338	+0.5pp $299	+1.0pp $260

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 S Marlyn Ave Unit A Essex, MD	2.0	1.0	676	$1,300	$1.92	45d	1	0.67mi
165 Hampshire Rd Essex, MD	3.0	2.0	969	$1,895	$1.96	45d	1	0.71mi
846 Brunswick Rd Essex, MD	2.0	1.0	500	$1,272	$2.54	45d	42	0.74mi
846 Brunswick Rd Essex, MD	1.0–2.0	1.0–2.0	500	$1,241	$2.48	4d	49	0.74mi
4 Essex Ave Unit A Essex, MD	2.0	1.0	800	$1,250	$1.56	25d	1	0.85mi
421 Torner Rd Essex, MD	3.0	2.0	1024	$2,050	$2.00	23d	1	1.03mi
706 Seawall Rd Essex, MD	3.0	1.0	1114	$1,900	$1.71	6d	1	1.30mi
4 Banyan Wood Ct #103 Essex, MD	2.0	1.0	980	$1,700	$1.73	17d	1	1.36mi
710h Snowberry Ct Essex, MD	2.0	1.0	544	$1,382	$2.54	6d	1	1.40mi
1409 Nicolay Way Essex, MD	3.0	2.0	1008	$1,950	$1.93	6d	1	1.46mi
1302 Sugarwood Cir #102 Essex, MD	3.0	1.0	922	$1,800	$1.95	45d	1	1.50mi

Listing history 16 events

1. 2026-06-21
   days on market $150,000 Active 20 DOM
2. 2026-06-18
   days on market $150,000 Active 17 DOM
3. 2026-06-17
   days on market $150,000 Active 16 DOM
4. 2026-06-16
   days on market $150,000 Active 15 DOM
5. 2026-06-15
   days on market $150,000 Active 14 DOM
6. 2026-06-13
   days on market $150,000 Active 12 DOM
7. 2026-06-09
   days on market $150,000 Active 8 DOM
8. 2026-06-08
   days on market $150,000 Active 7 DOM
9. 2026-06-07
   days on market $150,000 Active 6 DOM
10. 2026-06-04
    days on market $150,000 Active 3 DOM
11. 2026-06-03
    days on market $150,000 Active 2 DOM
12. 2026-06-02
    statusdays on market $150,000 Active 1 DOM
13. 2026-06-01
    days on market $150,000 Coming Soon 5 DOM
14. 2026-05-31
    days on market $150,000 Coming Soon 4 DOM
15. 2026-05-27
    historical $150,000
16. 1976-10-11
    soldstatus $30,000

ⓘ 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: $2,476 · $206/mo
• Projected year-2 tax: $2,476 · $206/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 ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 45% 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: $21,171
• − Mortgage interest: −$8,402
• − Property taxes: −$2,476
• − Insurance: −$750
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$4,364
• Taxable income: $1,792
• Est. tax owed @ 24.0%: −$430
• After-tax cash flow: $3,630/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 — Essex

• Score: 79/100
• State rank: #60
• US rank: #2277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Essex, MD
• County: Baltimore County · 769,527 people
• City population: 43,487
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 43,487
• Household income: $67,340
• Rent vs Own: 37.5% rent · 62.5% own
• Severe rent burden: 1757.0

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 54% Black 32% Two or more races 7% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 1% Slovak 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 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: ▼ -232.14%
• Current HPI: 237.1069
• Rent YoY: ▲ 1.08%
• 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

+400.0% since first listed

2 events — show timeline

• 2026-05-27 Coming Soon $150,000 BRIGHT MLS
• 1976-10-11 Sold (Public Records) $30,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $2,476 · +2.7% YoY. Source: county tax records.