206 Melvin Ave · Catonsville, MD 21228

$330,000

3 bd · 1.0 ba · 1,604 sqft · SingleFamily public records · 9 Days on market

Built 1968 7,650 sqft lot $206/sqft · 21% below area Est $417k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +8.4/30.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.3/10.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 206 Melvin Ave in Catonsville. This brick and siding rancher offers easy one-level living with hardwood floors, a modern kitchen, spacious living and dining areas, and a bright rear sunroom overlooking the backyard. The home features generous room sizes and a flexible layout ready for your personal touches. Recent updates include a new water heater in 2025 and basement waterproofing completed in 2025 with a sump pump and battery backup for added peace of mind. Enjoy the charm and convenience that make Catonsville so popular. Residents love the small-town feel, local shops and restaurants along Frederick Road, community events, and quick access to Patapsco Valley State Park with m

Key facts

• Bright rear sunroom
• Recent updates
• Sump pump

Tags

• ONE LEVEL LIVING
• MODERN KITCHEN
• BRIGHT REAR SUNROOM
• RECENT UPDATES
• BASEMENT WATERPROOFING
• SUMP PUMP

Property features AI

Finance

• Other: Fee simple ownership; Property condition listed below average / major rehab needed; Pets allowed with no restrictions; Below-grade finished and unfinished areas present

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer; Electric service 200+ amp available; Natural gas available (heating and hot water)
• Home design: Detached home; Not in a federal flood zone; Suburban location; Blacktop road access
• Construction: Brick and vinyl siding exterior; Shingle roof; Block foundation; Basement: poured concrete, unfinished (with sump pump); Basement footprint fully under the house (100%)
• Exterior features: Chain link fencing; Shed; Rear entrance to basement

Interior

• Kitchen: Exhaust fan; Microwave
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate plank; Wood
• Bathrooms: 1 full bathroom on the main level; 1 half bathroom on the main level; Total: 1 full bath, 1 half bath
• Heating & cooling: 90% forced air heating (natural gas); Window air conditioning units (electric)
• Interior features: Ceiling fans; Air filter system; Not furnished
• Laundry & utility: Basement laundry hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-296 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (26.9% below list).
• Recommended offer: $241k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.4% in Catonsville — 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 (#43 in MD, #1,586 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime D, cost of living 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: Hillcrest Elementary (math 35% / reading 41%, grade F, #117 of 860 statewide, top 14%, 652 students, 34% FRL); Catonsville Middle (math 11% / reading 49%, grade F, #65 of 225 statewide, top 29%, 805 students, 40% FRL); Catonsville High (math 26% / reading 68%, grade D-, #114 of 222 statewide, top 52%, 1,729 students, 42% FRL) — zoned schools at 39% FRL track the district average.
• Zoned-school proficiency averages 38% at this address vs 24% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Baltimore County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.9%/yr); 144 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $2k of loan paydown is wiped out by about $10k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $32k; list at $330k implies a 934% gain — meaningful room to come down on a strong offer.

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 $241,231 (26.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.73% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.85%
• DSCR: 0.83
• GRM: 11.4

CMA / ARV

• ARV (median comp): $416,650
• List price: $330,000
• Delta: -20.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 Glenmore Ave	0.22mi	4/1.5 (+1)	1,542 (-4%)	2mo	$455,000	$295	74
330 Suter Rd	0.24mi	3/2.0	1,650 (+3%)	12mo	$245,000	$148	70
122 Wyndcrest Ave	0.33mi	3/1.0	1,461 (-9%)	3mo	$431,000	$295	67
6042 Old Frederick Rd	0.39mi	3/1.0	1,464 (-9%)	6mo	$375,000	$256	62
311 N Beaumont Ave	0.16mi	4/3.0 (+1)	1,530 (-5%)	13mo	$485,000	$317	61
1300 Rice Ave	0.29mi	3/2.0	1,422 (-11%)	5mo	$460,000	$323	59
1418 Midvale Ave	0.45mi	3/1.5	1,404 (-12%)	12mo	$435,000	$310	46
207 Rosewood Ave	0.46mi	3/2.0	1,794 (+12%)	12mo	$455,000	$254	45
2 Park Dr	0.62mi	3/1.5	1,834 (+14%)	1mo	$540,000	$294	44
614 Southmont Rd	0.72mi	3/2.0	1,704 (+6%)	12mo	$492,000	$289	42
1912 Old Frederick Rd	0.66mi	4/2.0 (+1)	1,744 (+9%)	6mo	$410,000	$235	40
1108 Handy Ave	0.64mi	3/3.0	1,791 (+12%)	8mo	$425,000	$237	36

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 · 1.87% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.19×
• Total profit: $-75,070
• Equity at exit: $49,204

10-year hold

• IRR: -22.5%
• Equity multiple: -0.09×
• Total profit: $-100,597
• Equity at exit: $28,532

Cash invested: $92,400 (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 21228

• Rents YoY: 1.9%
• Active inventory: 144
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,412 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$334 /mo · $4,008/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-296

Break-even live

Break-even rent $2,787

Max offer price $277,657

Occupancy floor —

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Winters Ln Catonsville, MD	2.0	2.0	1296	$2,000	$1.54	4d	1	0.46mi
436 Westshire Dr Catonsville, MD	4.0	2.0	1548	$2,800	$1.81	43d	1	0.48mi
417 Wheaton Pl Catonsville, MD	2.0	1.0	1200	$2,169	$1.81	3d	1	0.65mi
1200 Alexander Ave Catonsville, MD	3.0	2.5	1215	$2,400	$1.98	43d	1	0.74mi
609 Wallerson Rd Catonsville, MD	3.0	2.0	1704	$3,395	$1.99	20d	1	0.75mi
10 Prestwick Sq Catonsville, MD	4.0	2.5	1710	$2,500	$1.46	17d	1	0.78mi
39 Bloomsbury Ave Unit 1 Catonsville, MD	2.0	1.0	1100	$1,800	$1.64	43d	1	0.89mi
311 Harlem Ln Catonsville, MD	3.0	2.0	1152	$2,300	$2.00	4d	1	0.99mi
1205 Corolla Ct #1205 Catonsville, MD	4.0	3.5	1960	$2,650	$1.35	4d	1	1.16mi
51 Briarwood Rd Catonsville, MD	3.0	1.0	1200	$2,100	$1.75	43d	1	1.43mi

Listing history 4 events

1. 2026-06-19
   status $330,000 Pending 9 DOM
2. 2026-05-15
   historical
3. 2026-05-06
   listed $330,000 Active
4. 1974-07-29
   soldstatus $31,900

ⓘ 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: $4,008 · $334/mo
• Projected year-2 tax: $4,008 · $334/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,948
• − Mortgage interest: −$18,485
• − Property taxes: −$4,008
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,316
• − Management: −$2,316
• − Depreciation: −$9,600
• Taxable loss: −$9,427
• Est. tax savings @ 24.0%: +$2,262
• After-tax cash flow: $-1,293/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 — Catonsville

• Score: 81/100
• State rank: #43
• US rank: #1586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catonsville, MD
• County: Baltimore County · 769,527 people
• City population: 50,492
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 50,492
• Household income: $112,656
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1820.0

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 0.64)
• Race & ethnicity: White 55% Black 18% Asian 14% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 16% · Canada, Philippines, Vietnam
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 5% Other Asian/Pacific 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: ▼ -370.51%
• Current HPI: 282.1593
• Rent YoY: ▲ 1.87%
• 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

+934.5% since first listed

4 events — show timeline

• 2026-05-19 Relisted — BRIGHT MLS
• 2026-05-15 Listing Removed — BRIGHT MLS
• 2026-05-06 Listed $330,000 BRIGHT MLS
• 1974-07-29 Sold (Public Records) $31,900 Public Records

Property tax history

+3.8%/yr

Latest (2025): $4,008 · +13.1% YoY. Source: county tax records.