5226 Patrick Henry Dr · Brooklyn Park, MD 21225

$179,899

2 bd · 1.5 ba · 1,030 sqft · Townhouse public records · 6 Days on market

Built 1950 1,360 sqft lot Est $173k · at est.

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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 +13.9/30.0
• ARV discount +5.7/15.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right into this Arundel Village row home! New floor, fresh paint, nicer appliances, central AC and more! Great fenced yard perfect for gatherings, entertaining, or parking! Prime location near shopping, entertainment, dining, parks and major commuter routes! Easy commute to Baltimore, Annapolis, Columbia and more!

Key facts

• 2 parking spots
• Built 1950
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $20 ($242/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 $152k (15.3% below list).
• Recommended offer: $152k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.4% in Brooklyn Park — 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 (#81 in MD, #3,091 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime F, amenities F.
• Anne Arundel County Public Schools (suburban): math 20% / reading 37% proficiency, ranked #10 of 24 in MD (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Park Elementary (math 5% / reading 13%, grade F, #650 of 860 statewide, top 77%, 507 students, 88% FRL); Brooklyn Park Middle (math 8% / reading 37%, grade F, #124 of 225 statewide, top 55%, 775 students, 70% FRL); North County High (math 33% / reading 58%, grade D-, #121 of 222 statewide, top 55%, 2,451 students, 63% FRL) — zoned schools average 74% FRL vs 25% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.1%/yr); 165 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,303 units permitted in Anne Arundel County in 2024 (299 in 5+ unit buildings).
• This rent runs 34% of the median local income ($54k/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 $5k of value loss. Plan a longer hold.
• Anne Arundel County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y ago 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 $155k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,412 (15.3% below list)

Questions for the listing agent

1. Built in 1950 — 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 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?
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: 0.85% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $173,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5206 Patrick Henry Dr	0.04mi	2/1.0	1,016 (-1%)	6mo	$195,000	$192	89
5247 Wasena Ave	0.12mi	2/1.0	1,001 (-3%)	7mo	$150,000	$150	82
458 Seward Ave	0.19mi	3/1.0 (+1)	1,088 (+6%)	5mo	$170,000	$156	70
4144 Townsend Ave	0.38mi	3/1.5 (+1)	992 (-4%)	3mo	$90,100	$91	69
4217 Doris Ave	0.38mi	3/1.5 (+1)	992 (-4%)	4mo	$235,000	$237	68
4132 Doris Ave	0.44mi	3/1.5 (+1)	992 (-4%)	1mo	$215,000	$217	67
5208 Wasena	0.10mi	3/2.0 (+1)	920 (-11%)	5mo	$207,000	$225	66
5242 Patrick Henry Dr	0.03mi	2/1.0	880 (-15%)	7mo	$127,000	$144	66
3948 Brooklyn Ave	0.57mi	3/1.5 (+1)	1,080 (+5%)	0mo	$90,000	$83	60
4009 8th St	0.61mi	2/2.5	1,088 (+6%)	2mo	$223,000	$205	57
916 Jack St	0.65mi	3/1.5 (+1)	1,116 (+8%)	1mo	$145,000	$130	50
4009 6th St	0.62mi	3/1.5 (+1)	952 (-8%)	7mo	$159,900	$168	47

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 · 4.08% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-26,209
• Equity at exit: $26,824

10-year hold

• IRR: -4.1%
• Equity multiple: 0.72×
• Total profit: $-14,204
• Equity at exit: $15,554

Cash invested: $50,372 (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 21225

• Home prices YoY: -31.9%
• Rents YoY: 4.1%
• Active inventory: 165
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,524 high
• Mortgage (P&I): −$943
• Tax from tax record: −$166 /mo · $1,987/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $20

Break-even live

Break-even rent $1,499

Max offer price $179,899

Occupancy floor 94%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5227 Patrick Henry Dr Brooklyn, MD	2.0	1.0	736	$1,326	$1.80	22d	1	0.03mi
5215 Wasena Ave Brooklyn, MD	3.0	1.0	1030	$1,650	$1.60	43d	1	0.13mi
1 Ballman Ct Unit 2 Baltimore, MD	2.0	1.0	700	$1,250	$1.79	43d	1	0.18mi
4201 Audrey Ave Unit 1 Brooklyn, MD	2.0	1.0	1400	$1,350	$0.96	24d	1	0.45mi
4206 Audrey Ave Brooklyn, MD	2.0	2.0	1104	$1,275	$1.15	43d	1	0.46mi
4206 Audrey Ave Brooklyn, MD	3.0	3.0	1104	$1,950	$1.77	24d	1	0.46mi
4400 4th St Unit BASEMENT Baltimore, MD	2.0	1.0	925	$1,350	$1.46	43d	1	0.51mi
4207 3rd St Unit 3 Brooklyn, MD	2.0	1.0	850	$1,595	$1.88	5d	1	0.62mi
837 E Jeffrey St Apt 1 Baltimore, MD	1.0	1.0	1116	$900	$0.81	18d	1	0.68mi
837 E Jeffrey St Unit 2 Baltimore, MD	1.0	1.0	1116	$900	$0.81	43d	1	0.68mi
3840 8th St Brooklyn, MD	3.0	1.5	1088	$1,606	$1.48	4d	1	0.70mi
3828 10th St Brooklyn, MD	3.0	2.0	1215	$2,350	$1.93	43d	1	0.72mi
3826 10th St Unit Entire House Baltimore, MD	3.0	2.0	1110	$2,400	$2.16	24d	1	0.73mi
1411 Filbert St Unit 2 Baltimore, MD	2.0	1.0	1428	$1,300	$0.91	43d	1	0.76mi
3816 W Bay Ave Unit 1 Baltimore, MD	2.0	1.0	1364	$1,155	$0.85	3d	1	0.77mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	4d	1	0.78mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	24d	1	0.78mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	20d	1	0.78mi
90 Hammonds Ln Brooklyn Park, MD	1.0–2.0	1.0–2.0	757	$1,964	$2.59	2d	4	0.78mi
1049 E Patapsco Ave Unit a Baltimore, MD	2.0	1.0	748	$1,257	$1.68	43d	1	0.93mi
140 Bethlehem Pl Brooklyn, MD	3.0	3.5	1120	$1,500	$1.34	43d	1	0.93mi
1353 Cambria St Brooklyn, MD	3.0	2.0	986	$1,600	$1.62	18d	1	0.97mi
1517 Sycamore St Curtis Bay, MD	3.0	1.5	1210	$1,999	$1.65	24d	1	0.97mi
1305 E Patapsco Ave Brooklyn, MD	3.0	1.5	930	$1,650	$1.77	4d	1	0.97mi
303 Arden Rd W Brooklyn, MD	3.0	2.0	1388	$2,500	$1.80	18d	1	0.97mi
3569 4th St Brooklyn, MD	2.0	1.5	1256	$1,200	$0.96	18d	1	1.01mi
1628 Plum St Apt B (CB) Baltimore, MD	1.0	1.0	800	$850	$1.06	24d	1	1.02mi
3528 6th St Brooklyn, MD	2.0	2.5	1060	$1,500	$1.42	18d	1	1.03mi
49 Talbott St Brooklyn, MD	2.0	1.0	1300	$1,300	$1.00	24d	1	1.04mi
217 W Edgevale Rd Brooklyn, MD	3.0	1.5	992	$1,800	$1.81	24d	1	1.05mi
603 Maude Ave Unit A Baltimore, MD	1.0	1.0	1294	$950	$0.73	4d	1	1.06mi
3513 Horton Ave Brooklyn, MD	3.0	1.0	1020	$1,600	$1.57	18d	1	1.11mi
3428 7th St Unit B Baltimore, MD	1.0	1.0	1294	$1,150	$0.89	43d	1	1.14mi
520 Baltic Ave Unit B Baltimore, MD	1.0	1.0	800	$1,050	$1.31	43d	1	1.19mi

Listing history 11 events

1. 2025-06-05
   status Pending
2. 2025-05-05
   historical Active Under Contract
3. 2025-04-30
   price $179,899
4. 2025-04-30
   status Active
5. 2025-04-28
   historical
6. 2025-04-28
   listed $179,900 Active
7. 2025-04-18
   historical $179,900
8. 2022-08-26
   soldstatus $155,000 Closed 320-char remark

   Show marketing remark (320 chars)

   Move right into this Arundel Village row home! New floor, fresh paint, nicer appliances, central AC and more! Great fenced yard perfect for gatherings, entertaining, or parking! Prime location near shopping, entertainment, dining, parks and major commuter routes! Easy commute to Baltimore, Annapolis, Columbia and more!

9. 2022-07-27
   status Pending 320-char remark

   Show marketing remark (320 chars)

   Move right into this Arundel Village row home! New floor, fresh paint, nicer appliances, central AC and more! Great fenced yard perfect for gatherings, entertaining, or parking! Prime location near shopping, entertainment, dining, parks and major commuter routes! Easy commute to Baltimore, Annapolis, Columbia and more!

10. 2022-07-06
    listed $159,900 Active 320-char remark

    Show marketing remark (320 chars)

    Move right into this Arundel Village row home! New floor, fresh paint, nicer appliances, central AC and more! Great fenced yard perfect for gatherings, entertaining, or parking! Prime location near shopping, entertainment, dining, parks and major commuter routes! Easy commute to Baltimore, Annapolis, Columbia and more!

11. 1986-12-30
    soldstatus $39,000

ⓘ 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: $1,987 · $166/mo
• Projected year-2 tax: $1,987 · $166/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 ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,289
• − Mortgage interest: −$10,077
• − Property taxes: −$1,987
• − Insurance: −$899
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$5,233
• Taxable loss: −$2,834
• Est. tax savings @ 24.0%: +$680
• After-tax cash flow: $922/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: Anne Arundel County Public Schools
• NCES district ID: 2400060
• Math proficiency: 20% ▼ -21.00%
• Reading proficiency: 37% ▼ -13.00%
• Median HH income: $87,880
• Composite: 28.52/100
• National rank: #6733
• State rank: #10 of 24 in MD

Livability — Brooklyn Park

• Score: 77/100
• State rank: #81
• US rank: #3091

Category grades

Amenities F Commute A+ Cost of living B- 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: Brooklyn Park, MD
• County: Anne Arundel County · 535,653 people
• City population: 34,062
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 34,062
• Household income: $54,020
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 1440.0

Population outlook (Anne Arundel County) Hauer SSP2

• Today (2025): 617,384 people
• By 2030: 642,094 · +4.0%
• By 2040: 686,621 · +11.2%
• By 2050: 723,031 · +17.1%
• By 2075: 809,346 · +31.1%
• By 2100: 837,658 · +35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Black 42% White 32% Hispanic / Latino 20% Two or more races 8% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Iranian 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Anne Arundel

• 2024 margin: D (+13.9) · D 55.7% · R 41.7% · Other 2.6%
• 2008→2024 swing: +15.7pp toward D · 2008: -1.8pp · 2024: 13.9pp
• All cycles: 2024: D+13.9 2020: D+14.5 2016: D+0.7 2012: R+0.9 2008: R+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.44%
• Current HPI: 254.5089
• Rent YoY: ▲ 4.08%
• 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

+361.3% since first listed

11 events — show timeline

• 2025-06-05 Pending — BRIGHT MLS
• 2025-05-05 Contingent — BRIGHT MLS
• 2025-04-30 Price Changed $179,899 BRIGHT MLS
• 2025-04-30 Relisted — BRIGHT MLS
• 2025-04-28 Listing Removed — BRIGHT MLS
• 2025-04-28 Listed $179,900 BRIGHT MLS
• 2025-04-18 Coming Soon $179,900 BRIGHT MLS
• 2022-08-26 Sold (MLS) $155,000 BRIGHT MLS
• 2022-07-27 Pending — BRIGHT MLS
• 2022-07-06 Listed $159,900 BRIGHT MLS
• 1986-12-30 Sold (Public Records) $39,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,987 · +13.0% YoY. Source: county tax records.