4 Ashlar Hill Ct · Parkville, MD 21234

$149,000

2 bd · 2.0 ba · 1,143 sqft · Condo · 9 Days on market

Built 1994 Good condition $130/sqft · 9% below area Est $164k · 9% under $305/mo HOA · 17% 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 +16.9/30.0
• ARV discount +11.6/15.0
• 1% rule +7.2/10.0
• DSCR +5.3/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 4 Ashlar Hill Ct in Parkville! Situated on a quiet cul-de-sac, this charming one-floor home offers comfortable and convenient living with a functional layout designed for everyday ease. Ample natural light, the spacious living and dining areas create a warm and inviting atmosphere for relaxing or entertaining. The kitchen offers ample cabinet and counter space with convenient access to the outdoor area, making gatherings and daily living effortless. Generously sized bedrooms and well-appointed living spaces provide flexibility and comfort throughout the home. Enjoy the ease of single-level living along with outdoor space perfect for relaxing, gardening, or entertaining. Convenien

Key facts

• $305 HOA
• Built 1994
• Listed 9 days

Property features AI

Finance

• HOA & community: Condo fee $305.61 monthly (professional off-site management); HOA covers lawn maintenance, pest control, snow removal, and exterior building maintenance

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric utilities
• Home design: Condominium unit/flat; Entry on floor 1; Estimated year built
• Construction: Vinyl siding
• Exterior features: Garden-style building (1–4 floors); Above grade structure; Outside city limits

Interior

• Kitchen: Built-in microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms (including 2 full on main level)
• Heating & cooling: Central heating; Central air conditioning; Electric hot water
• Interior features: Dining area; Pantry; Walk-in closet(s); Tub/shower; Wood floors; Sliding glass door
• Laundry & utility: Washer in unit; Electric dryer; Washer/dryer hook up in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $149k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 7.1% vs local median 5.3% in Parkville — 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 77/100 on livability (#77 in MD, #2,839 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools F, 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 rising fast (+6.7%/yr); 225 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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

• 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $149,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 7.08%
• Cash-on-cash: 2.82%
• DSCR: 1.13
• GRM: 6.8

CMA / ARV

• ARV (median comp): $163,864
• List price: $149,000
• Delta: -9.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.68% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.74×
• Total profit: $-10,712
• Equity at exit: $22,216

10-year hold

• IRR: 7.9%
• Equity multiple: 1.73×
• Total profit: $30,426
• Equity at exit: $12,883

Cash invested: $41,720 (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 21234

• Rents YoY: 6.7%
• Active inventory: 225
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$305
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $98

Break-even live

Break-even rent $1,690

Max offer price $149,000

Occupancy floor 90%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6612 Wycombe Way Parkville, MD	1.0–2.0	1.0	664	$1,325	$2.00	5d	1	0.12mi
34 Dowling Cir Parkville, MD	1.0–2.0	1.0	874	$1,465	$1.68	1d	36	0.22mi
6906 Donachie Rd Baltimore, MD	3.0	1.0–2.0	904	$1,920	$2.12	3d	37	0.45mi
1332 Deanwood Rd Parkville, MD	3.0	2.0	1046	$2,500	$2.39	44d	1	0.54mi
1610 Wentworth Ave Parkville, MD	3.0	1.0	1024	$1,900	$1.86	43d	1	0.59mi
6405 Loch Crest Rd Idlewylde, MD	3.0	2.5	1440	$2,257	$1.57	43d	1	0.62mi
1629 Wentworth Ave Parkville, MD	3.0	1.5	1152	$1,895	$1.64	43d	1	0.63mi
7202 Sindall Rd Unit 7202 Parkville, MD	3.0	1.0	1350	$1,850	$1.37	43d	1	0.64mi
8130 Kirkwall Ct Towson, MD	3.0	1.5	1280	$2,625	$2.05	24d	1	0.64mi
1376 Halstead Rd Parkville, MD	3.0	1.0	1440	$2,400	$1.67	24d	1	0.65mi
7605 Hillendale Rd Parkville, MD	2.0	1.0	1050	$1,255	$1.20	43d	1	0.69mi
6101 Loch Raven Blvd Baltimore, MD	1.0–2.0	1.0–2.0	1138	$2,318	$2.04	2d	8	0.72mi
1408 Cedarcroft Rd Baltimore, MD	3.0	2.0	912	$1,957	$2.15	43d	1	0.82mi
6624 Pioneer Dr Baltimore, MD	1.0–3.0	1.0	706	$1,266	$1.79	43d	1	0.84mi
1712 Waverly Way Baltimore, MD	1.0–2.0	1.0	675	$1,520	$2.25	2d	5	0.87mi
8309 Pleasant Plains Rd Towson, MD	3.0	1.0	1350	$3,000	$2.22	43d	1	0.89mi
8402 Greenway Rd Towson, MD	3.0	1.0	708	$1,452	$2.05	2d	24	0.90mi
7906 Bon Air Rd Parkville, MD	3.0	1.0	912	$2,200	$2.41	43d	1	0.93mi
5 Fellowship Ct Towson, MD	1.0–2.0	1.0–2.0	865	$2,099	$2.43	2d	6	0.95mi
6502 McClean Blvd Unit 2211-B3 Baltimore, MD	2.0	1.0	925	$1,495	$1.62	22d	1	0.97mi
6502 McClean Blvd Unit 2207-A3 Baltimore, MD	1.0	1.0	800	$1,212	$1.51	43d	1	0.97mi
1621 Thetford Rd Towson, MD	3.0	1.5	1080	$2,350	$2.18	43d	1	1.01mi
8530 Drumwood Rd #2 Towson, MD	1.0	1.0	1280	$650	$0.51	5d	1	1.05mi
6502 McClean Blvd Baltimore, MD	2.0	1.0	925	$1,537	$1.66	43d	1	1.06mi
1717 Northview Rd Parkville, MD	3.0	1.5	1260	$1,980	$1.57	5d	1	1.10mi
8340 Edgedale Rd Parkville, MD	3.0	2.0	1260	$2,400	$1.90	5d	1	1.11mi
2423 Wellbridge Dr Baltimore, MD	1.0–2.0	1.0	675	$1,325	$1.96	20d	1	1.14mi
6149 Dunroming Rd Baltimore, MD	3.0	1.5	1400	$1,895	$1.35	11d	1	1.18mi
1274 E Joppa Rd Towson, MD	2.0	1.0–2.0	990	$2,873	$2.90	2d	18	1.19mi
2106 Cloville Ave Baltimore, MD	3.0	1.5	1080	$1,700	$1.57	43d	1	1.25mi
6612 Birchwood Ave Baltimore, MD	3.0	2.0	1122	$2,300	$2.05	20d	1	1.30mi
1104 Meridene Dr Unit 1 Baltimore, MD	2.0	1.0	1098	$1,350	$1.23	43d	1	1.30mi
1112 Ivywood Ln Towson, MD	1.0–3.0	1.0–2.0	1191	$2,235	$1.88	2d	31	1.30mi
1745 Amuskai Rd Parkville, MD	2.0	2.0	1260	$1,975	$1.57	43d	1	1.30mi
1000 E Joppa Rd Towson, MD	1.0–2.0	1.0	803	$1,830	$2.28	5d	4	1.32mi
6212 Laurelton Ave Baltimore, MD	2.0	1.0	960	$1,325	$1.38	43d	1	1.35mi
1018 Woodson Rd Baltimore, MD	1.0–3.0	1.0–2.0	815	$1,906	$2.34	2d	13	1.35mi
6121 Chinquapin Pkwy Unit 1 Baltimore, MD	2.0	1.0	700	$1,350	$1.93	18d	1	1.36mi
6105 Chinquapin Pkwy Unit 1st Floor Baltimore, MD	2.0	1.0	726	$1,299	$1.79	18d	1	1.37mi
1129 Gleneagle Rd Unit B Baltimore, MD	2.0	1.0	700	$1,200	$1.71	43d	1	1.38mi

HOA detail condo

• Monthly dues: $305 · $3,660/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-15
   status $149,000 Pending 9 DOM
2. 2026-06-15
   days on market $149,000 Active 9 DOM
3. 2026-06-13
   statusdays on market $149,000 Active 7 DOM
4. 2026-05-18
   status Pending 938-char remark
5. 2026-05-15
   listed $149,000 Active 938-char remark
6. 2026-05-12
   historical $149,000 938-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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,766
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − HOA: −$3,660
• − Depreciation: −$4,335
• Taxable loss: −$1,038
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $1,427/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

Good 75/100 Cosmetic rehab

This charming townhouse in Parkville offers a good condition with some minor repairs needed, particularly in the kitchen and bathrooms. Fresh paint and updated fixtures would significantly enhance its value for both resale and rental.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Signs of wear

Value-add opportunities

• Both Paint fresh coat — Fresh paint enhances curb appeal and interior aesthetics
• Resale Replace worn kitchen cabinets — New cabinets improve functionality and appearance
• Resale Replace worn bathroom fixtures — New fixtures enhance functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Signs of wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint fresh coat — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace worn kitchen cabinets — New cabinets improve functionality and appearance ↑
• Resale Replace worn bathroom fixtures — New fixtures enhance functionality and appearance ↑

ⓘ 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 — Parkville

• Score: 77/100
• State rank: #77
• US rank: #2839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parkville, MD
• County: Baltimore County · 769,527 people
• City population: 66,334
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 66,334
• Household income: $83,517
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 2719.0

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 0.58)
• Race & ethnicity: White 58% Black 28% Asian 5% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Romanian 5% Lithuanian 1% Italian 1%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 2% Tagalog/Filipino 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: ▼ -247.04%
• Current HPI: 254.3824
• Rent YoY: ▲ 6.68%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-06-15 Pending — BRIGHT MLS
• 2026-06-10 Relisted — BRIGHT MLS
• 2026-05-18 Pending — BRIGHT MLS
• 2026-05-15 Listed $149,000 BRIGHT MLS
• 2026-05-12 Coming Soon $149,000 BRIGHT MLS