13500 Blenheim Rd N · Cockeysville, MD 21131

$100,000

3 bd · 2.0 ba · 1,396 sqft · SingleFamily public records · 30 Days on market

Built 1952 2.00 ac lot ↓ 35% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

$100,000. LIST PRICE SUGGESTED OPENING BID AT AUCTION. * * * * NO PRE BID * * * * AUCTION Thursday, April 23rd, 2026 @ 11:00 AM ON PREMISES. Broker/agent registration form is available upon request and must be in the hands of Jay Edwards Auctioneers 48 hours prior to the auction. Walk into living room w/ stone fireplace. Formal dining room. Kitchen w/ exit to rear yard. Bedroom #1 w/ closet. Bedroom #2 w/ closet (or office). Full bathroom. Hall linen closet & laundry chute. Coat closet. Bedroom #3. Hardwood flooring throughout. Unfinished basement w/ utility sink. ¾ bath w/ toilet, sink, & shower. Additional full bathroom. Possible 4th Bedroom. Private water &

Key facts

• Laundry chute
• Formal dining room
• Hall linen closet

Tags

• STONE FIREPLACE
• FORMAL DINING ROOM
• KITCHEN EXIT TO REAR YARD
• HALL LINEN CLOSET
• LAUNDRY CHUTE
• COAT CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.5% vs local median 2.0% in Cockeysville — 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 75/100 on livability (#104 in MD, #4,006 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A, housing A; Watch: schools C-, crime D+, amenities 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.
• Market conditions: 44 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% 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 $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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. 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?
4. 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.
5. 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.
6. 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: 2.65% ✓
• Cap rate: 22.50%
• Cash-on-cash: 57.89%
• DSCR: 3.58
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.4%
• Equity multiple: 3.50×
• Total profit: $69,897
• Equity at exit: $14,910

10-year hold

• IRR: 61.4%
• Equity multiple: 7.14×
• Total profit: $171,933
• Equity at exit: $8,646

Cash invested: $28,000 (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 21131

• Home prices YoY: -27.8%
• Active inventory: 44
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$177 /mo · $2,120/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $1,351

Break-even live

Break-even rent $940

Max offer price $100,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,407	-5% $1,379	+0% $1,351	+5% $1,322	+10% $1,294
Rent	-10% $1,141	-5% $1,246	+0% $1,351	+5% $1,455	+10% $1,560
Rate	-1.0pp $1,401	-0.5pp $1,376	base $1,351	+0.5pp $1,325	+1.0pp $1,298

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13650 Jarrettsville Pike Phoenix, MD	2.0	1.5	1198	$2,650	$2.21	44d	1	1.44mi

Listing history 3 events

1. 2026-04-23
   status Pending
2. 2026-03-24
   listed $100,000 Active
3. 2001-08-03
   soldstatus $155,000

ⓘ 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: $2,120 · $177/mo
• Projected year-2 tax: $2,120 · $177/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,800
• − Mortgage interest: −$5,602
• − Property taxes: −$2,120
• − Insurance: −$500
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − Depreciation: −$2,909
• Taxable income: $15,581
• Est. tax owed @ 24.0%: −$3,739
• After-tax cash flow: $12,469/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 — Cockeysville

• Score: 75/100
• State rank: #104
• US rank: #4006

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 25,827
• Population (ZIP): 7,050

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: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 8% Lithuanian 3% Slovak 3%
• Foreign-born: 7% · China, Canada
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 1% Chinese 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: ▼ -89.25%
• Current HPI: 232.163
• Rent YoY: —
• Metro: —
• 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

-35.5% since first listed

3 events — show timeline

• 2026-04-23 Pending — BRIGHT MLS
• 2026-03-24 Listed $100,000 BRIGHT MLS
• 2001-08-03 Sold (Public Records) $155,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $2,120 · +4.5% YoY. Source: county tax records.