960 Fairmount Ave · Towson, MD 21204

$272,000

3 bd · 1.0 ba · 1,451 sqft · Townhouse public records · 8 Days on market

Built 1956 1,900 sqft lot $187/sqft · at area comps Est $307k · 11% 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).

• Cash flow +16.0/30.0
• ARV discount +12.6/15.0
• DSCR +4.9/10.0
• Livability +4.3/5.0
• 1% rule +4.1/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Steps away from The Towsontowne Center, Grocery Shopping, Restaurants, and all the amenities of Towson. This solid built All Brick townhouse has a great front porch to enjoy morning coffee or a beverage at the end of a long day. You are welcomed in by the hardwood floors and abundant natural light streaming from the the replacement windows. Traditional floor plan of spacious living room open to the dining room then kitchen for the perfect layout. with 3 Bedrooms and 1.5 Bathrooms, it's just the right size for you. The lower level is finished with a family room, half bath, laundry and storage. Easily access the back yard from the kitchen or the lower level. It's great for the grill and parki

Key facts

• Parking
• Built 1956
• Listed 8 days

Property features AI

Exterior

• Parking: Driveway parking (1 space); Off-street parking; Total of 1 garage/parking space
• Utilities: Public water; Public sewer; Municipal trash service
• Home design: Interior townhouse / rowhouse; Shingle roof
• Construction: Brick construction; Block foundation; Replacement double-hung double-pane windows; Above-grade and below-grade structures
• Exterior features: Sidewalks; Street lights; Front yard; Rear yard; Landscaping

Interior

• Kitchen: Gas range / oven; Range hood; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the upper level (first upper level)
• Flooring: Hardwood; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating and hot water; Central air conditioning (electric)
• Interior features: Attic; Tub with shower; Traditional floor plan; Formal separate dining room; Wood floors
• Laundry & utility: Washer and dryer included; Laundry located on lower floor; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $272k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (9.0% below list).
• Recommended offer: $248k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.2% in Towson — 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 86/100 on livability (#11 in MD, #338 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime C-, cost of living 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: Hampton Elementary (math 33% / reading 45%, grade F, #113 of 860 statewide, top 13%, 773 students, 44% FRL); Dumbarton Middle (math 21% / reading 55%, grade F, #31 of 225 statewide, top 15%, 1,073 students, 32% FRL); Towson High (math 40% / reading 75%, grade C, #79 of 222 statewide, top 35%, 1,676 students, 26% FRL) — zoned schools at 34% FRL track the district average.
• Zoned-school proficiency averages 45% at this address vs 24% district-wide (+20 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 (+2.4%/yr); 52 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $2k of loan paydown is wiped out by about $8k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $247,565 (9.0% below list)

Questions for the listing agent

1. Built in 1956 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.91% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 9.2

CMA / ARV

• ARV (median comp): $306,667
• List price: $272,000
• Delta: -11.30%
• 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
8 Winthrop Ct	0.02mi	3/1.5	1,555 (+7%)	6mo	$300,000	$193	80
938 Fairmount Ave	0.04mi	3/2.0	1,426 (-2%)	14mo	$335,000	$235	79
1 Smeton Pl #1003	0.18mi	2/2.0 (-1)	1,410 (-3%)	1mo	$255,000	$181	77
17 Wilfred Ct	0.17mi	3/1.5	1,520 (+5%)	9mo	$320,000	$211	74
1 Smeton Pl #404	0.18mi	2/2.0 (-1)	1,379 (-5%)	1mo	$230,000	$167	74
1 Smeton Pl #1005	0.18mi	2/2.0 (-1)	1,377 (-5%)	13mo	$229,000	$166	63
1 Smeton Pl #205	0.18mi	2/2.0 (-1)	1,380 (-5%)	15mo	$230,000	$167	62
10 Choate Ct Unit 10E	0.24mi	2/2.0 (-1)	1,235 (-15%)	7mo	$230,000	$186	49
1 Southerly Ct #404	0.61mi	2/2.0 (-1)	1,546 (+6%)	12mo	$299,000	$193	41
205 E Joppa Rd #2409	0.73mi	2/2.0 (-1)	1,402 (-3%)	14mo	$279,000	$199	40
2 Southerly Ct #608	0.66mi	2/2.0 (-1)	1,566 (+8%)	13mo	$305,000	$195	36
2 Southerly Ct #304	0.66mi	2/2.0 (-1)	1,557 (+7%)	14mo	$310,000	$199	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 · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-37,037
• Equity at exit: $40,556

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-27,158
• Equity at exit: $23,518

Cash invested: $76,160 (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 21204

• Rents YoY: 2.4%
• Active inventory: 52
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,476 high
• Mortgage (P&I): −$1,426
• Tax from tax record: −$283 /mo · $3,396/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $133

Break-even live

Break-even rent $2,307

Max offer price $272,000

Occupancy floor 90%

Sensitivity live

Price	-10% $287	-5% $210	+0% $133	+5% $56	+10% $-21
Rent	-10% $-63	-5% $35	+0% $133	+5% $231	+10% $329
Rate	-1.0pp $270	-0.5pp $202	base $133	+0.5pp $63	+1.0pp $-9

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: $68,000
• Closing costs: $8,160
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1040 Winsford Rd Towson, MD	3.0	1.5	1360	$2,595	$1.91	45d	1	0.15mi
901 Southerly Rd Towson, MD	1.0–2.0	1.0–2.0	1095	$2,805	$2.56	0d	9	0.18mi
45 Theo Ln Towson, MD	3.0	2.5	1850	$2,650	$1.43	19d	1	0.18mi
20 Alanbrooke Ct Towson, MD	2.0	2.0	1225	$1,950	$1.59	45d	1	0.20mi
913 Southerly Rd Towson, MD	1.0–3.0	1.0–3.0	1179	$2,314	$1.96	0d	22	0.24mi
20 Lambourne Rd Towson, MD	1.0–3.0	1.0–3.0	1093	$2,532	$2.32	0d	21	0.26mi
960 Southerly Rd Towson, MD	1.0–3.0	1.0–2.5	1164	$2,845	$2.44	0d	40	0.28mi
707 York Rd Towson, MD	1.0–2.0	1.0–2.0	1227	$2,954	$2.41	0d	31	0.36mi
736 Camberley Cir Towson, MD	2.0	1.0–2.0	925	$1,928	$2.08	4d	14	0.43mi
1 Bonrock Ct Towson, MD	1.0–2.0	1.0–2.0	818	$1,765	$2.16	6d	14	0.50mi
500 Park Ave Unit 1W Towson, MD	2.0	1.0	900	$1,750	$1.94	45d	1	0.52mi
500 Park Ave Unit 2W Towson, MD	3.0	2.0	1130	$2,200	$1.95	45d	1	0.52mi
500 Park Ave Unit 2E Towson, MD	3.0	1.0	1130	$2,200	$1.95	5d	1	0.52mi
703 Washington Ave Towson, MD	2.0	1.0–2.0	837	$2,332	$2.78	0d	13	0.52mi
2 E Joppa Rd Towson, MD	3.0	1.0–3.0	973	$3,040	$3.12	0d	1	0.60mi
302 E Joppa Rd Baltimore, MD	1.0–2.0	1.0–2.0	1040	$2,140	$2.06	45d	15	0.72mi
5 Stonewain Ct Towson, MD	1.0–3.0	1.0–2.0	955	$2,115	$2.21	0d	15	0.75mi
1307 Malbay Dr Lutherville Timonium, MD	3.0	2.0	1640	$2,600	$1.59	14d	1	0.77mi
28 Othoridge Rd Lutherville Timonium, MD	4.0	2.0	1640	$2,975	$1.81	6d	1	0.77mi
212 Washington Ave Towson, MD	2.0	1.0–2.0	851	$2,486	$2.92	0d	3	0.80mi
101 Kenilworth Park Dr Baltimore, MD	2.0	2.0	1185	$2,188	$1.85	6d	12	0.80mi
37 Othoridge Rd Lutherville Timonium, MD	3.0	2.0	1718	$2,780	$1.62	14d	1	0.81mi
505 Epsom Rd Unit TA Towson, MD	2.0	1.0	1200	$1,600	$1.33	6d	1	0.86mi
114 E Seminary Ave Lutherville Timonium, MD	4.0	3.0	1690	$3,200	$1.89	25d	1	0.93mi
34 Burke Ave Towson, MD	2.0	1.0	1746	$1,800	$1.03	17d	1	1.05mi
111 Versailles Cir Towson, MD	2.0–3.0	2.0	1388	$2,699	$1.94	0d	11	1.22mi
1112 Ivywood Ln Towson, MD	1.0–3.0	1.0–2.0	1191	$2,775	$2.33	0d	31	1.39mi
8415 Bellona Ln Towson, MD	1.0–2.0	1.0–2.0	1009	$2,710	$2.68	6d	9	1.40mi
8436 Charles Valley Ct Towson, MD	1.0–3.0	1.0–2.0	1221	$2,401	$1.97	6d	9	1.44mi

Listing history 2 events

1. 2026-05-13
   listed $250,000 Active 781-char remark
2. 2026-05-08
   historical $250,000 781-char remark

ⓘ 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: $3,396 · $283/mo
• Projected year-2 tax: $3,396 · $283/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 7/10 Severe 7 d/yr ≥104°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: $29,708
• − Mortgage interest: −$15,236
• − Property taxes: −$3,396
• − Insurance: −$1,360
• − Repairs & maintenance: −$2,377
• − Management: −$2,377
• − Depreciation: −$7,913
• Taxable loss: −$2,950
• Est. tax savings @ 24.0%: +$708
• After-tax cash flow: $2,304/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 — Towson

• Score: 86/100
• State rank: #11
• US rank: #338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Towson, MD
• County: Baltimore County · 769,527 people
• City population: 41,698
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 19,845
• Household income: $99,606
• Rent vs Own: 54.3% rent · 45.7% own
• Severe rent burden: 1165.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Black 15% Two or more races 6% Asian 5% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 3% 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: ▼ -175.90%
• Current HPI: 270.8643
• Rent YoY: ▲ 2.42%
• 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

+8.8% since first listed

4 events — show timeline

• 2026-05-21 Pending — BRIGHT MLS
• 2026-05-21 Price Changed $272,000 BRIGHT MLS
• 2026-05-13 Listed $250,000 BRIGHT MLS
• 2026-05-08 Coming Soon $250,000 BRIGHT MLS

Property tax history

+4.1%/yr

Latest (2025): $3,396 · +9.9% YoY. Source: county tax records.