1 Eugenia Ave · Ferndale, MD 21061

$300,000

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 33 Days on market

Built 1917 8,000 sqft lot $214/sqft · 21% below area Est $381k · 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 +11.0/30.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• DSCR +3.2/10.0
• Schools +2.9/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Ferndale Farms! This 3 bedroom, 1 bath home is full of potential and ready for your personal touch. A great starter home or investment opportunity, this property offers a solid layout, spacious living areas, and endless possibilities to make it your own. Situated in a fantastic location close to shopping, dining, major commuter routes, and local amenities. The standout feature is the huge detached 2-car garage — perfect for storage, a workshop, hobbies, or extra parking. With a little TLC, this home can truly shine. Don’t miss the chance to build equity and create the home you’ve been dreaming of! This home is AS-IS

Key facts

• 8,000 sq ft lot
• 2 garage spots
• Built 1917

Property features AI

Exterior

• Parking: Detached front-entry garage with 2 spaces; Driveway parking; Two total garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached structure; Above-grade and below-grade living/structures
• Construction: Block construction; Block foundation; Estimated year built
• Exterior features: No tidal water

Interior

• Bedrooms: Two bedrooms on the main level; One bedroom on the upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Central heating (oil); Central air conditioning (electric); Electric hot water
• Interior features: Unfinished basement; Estimated living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-125 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (22.0% below list).
• Recommended offer: $234k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.5% in Ferndale — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#128 in MD) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A; Watch: cost of living C-, 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: Monarch Global Academy Pcs Laurel Campus (math 13% / reading 28%, grade F, #341 of 860 statewide, top 40%, 830 students, 53% FRL); Lindale Middle (math 9% / reading 35%, grade F, #125 of 225 statewide, top 58%, 1,178 students, 59% FRL); North County High (math 33% / reading 58%, grade D-, #121 of 222 statewide, top 55%, 2,451 students, 63% FRL) — zoned schools average 58% FRL vs 25% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 142 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,303 units permitted in Anne Arundel County in 2024 (299 in 5+ unit buildings).
• This rent runs 32% of the median local income ($88k/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 $2k of loan paydown is wiped out by about $9k 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

• It's been on market 33 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $300k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $234,032 (22.0% 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. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 10.7

CMA / ARV

• ARV (median comp): $380,832
• List price: $300,000
• Delta: -14.66%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Belvedere Ave	0.29mi	3/3.0	1,440 (+3%)	1mo	$470,000	$326	74
405 Melrose Ave	0.27mi	4/2.0 (+1)	1,440 (+3%)	8mo	$440,000	$306	67
258 Heartwood Ct	0.57mi	3/2.0	1,438 (+2%)	1mo	$390,000	$271	64
104 1st Ave W	0.41mi	3/2.0	1,468 (+5%)	8mo	$400,000	$272	63
819 Bentwillow Dr	0.68mi	3/1.0	1,346 (-4%)	0mo	$350,000	$260	61
205 Wicklow Rd	0.42mi	3/2.0	1,525 (+9%)	3mo	$458,000	$300	59
104 Baltimore Ave	0.22mi	4/2.0 (+1)	1,612 (+15%)	3mo	$315,000	$195	54
1002 Rosedale Ave	0.70mi	3/1.5	1,498 (+7%)	1mo	$312,000	$208	53
220 Poplar Ave	0.63mi	3/1.0	1,512 (+8%)	7mo	$255,000	$169	52
1628 Pleasantville Dr	0.71mi	3/1.5	1,496 (+7%)	2mo	$405,000	$271	52
38 Glendale Ave	0.75mi	3/1.5	1,560 (+11%)	4mo	$340,000	$218	41
898 Brighton Pl	0.74mi	3/2.0	1,540 (+10%)	6mo	$425,000	$276	40

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 · 3.87% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.35×
• Total profit: $-54,523
• Equity at exit: $44,731

10-year hold

• IRR: -9.1%
• Equity multiple: 0.41×
• Total profit: $-49,190
• Equity at exit: $25,939

Cash invested: $84,000 (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 21061

• Rents YoY: 3.9%
• Active inventory: 142
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,340 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$275 /mo · $3,305/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-125

Break-even live

Break-even rent $2,498

Max offer price $277,949

Occupancy floor —

Sensitivity live

Price	-10% $45	-5% $-40	+0% $-125	+5% $-210	+10% $-295
Rent	-10% $-310	-5% $-217	+0% $-125	+5% $-32	+10% $60
Rate	-1.0pp $26	-0.5pp $-49	base $-125	+0.5pp $-203	+1.0pp $-282

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Dinsmore Ave Glen Burnie, MD	3.0	2.5	1731	$2,800	$1.62	20d	1	0.21mi
220 Poplar Ave Glen Burnie, MD	3.0	1.0	1512	$2,250	$1.49	20d	1	0.62mi
906 Rosedale Ave Glen Burnie, MD	3.0	2.0	1128	$3,000	$2.66	4d	1	0.66mi
1407 Gordon Dr Glen Burnie, MD	3.0	2.0	1404	$2,750	$1.96	26d	1	0.80mi
6459 Grafton Garth Ct Glen Burnie, MD	2.0	2.0	1116	$1,900	$1.70	24d	1	0.98mi
323 Lindera Ct Glen Burnie, MD	4.0	2.5	1240	$2,200	$1.77	20d	1	1.06mi
6001 Heritage Hill Dr Glen Burnie, MD	2.0	1.5	887	$1,953	$2.20	0d	19	1.12mi
6455 Heritage Hill Dr Glen Burnie, MD	3.0	1.5	1152	$1,700	$1.48	5d	1	1.37mi
6401 Jefferson Pl Glen Burnie, MD	3.0	1.5	1216	$1,895	$1.56	5d	1	1.41mi
57 Glen Ridge Rd Glen Burnie, MD	1.0–2.0	1.0	806	$1,700	$2.11	0d	24	1.41mi
6456 Washington Sq Glen Burnie, MD	3.0	1.5	1216	$1,799	$1.48	24d	1	1.42mi
6449 Union Ct Glen Burnie, MD	3.0	1.5	1152	$2,200	$1.91	46d	1	1.44mi
101 S Charter Rd Glen Burnie, MD	1.0–3.0	1.0–2.0	823	$1,845	$2.24	0d	1	1.46mi

Listing history 20 events

1. 2026-06-21
   days on market $300,000 Active 33 DOM
2. 2026-06-18
   days on market $300,000 Active 30 DOM
3. 2026-06-17
   days on market $300,000 Active 29 DOM
4. 2026-06-16
   days on market $300,000 Active 28 DOM
5. 2026-06-15
   days on market $300,000 Active 27 DOM
6. 2026-06-13
   days on market $300,000 Active 25 DOM
7. 2026-06-09
   days on market $300,000 Active 21 DOM
8. 2026-06-08
   days on market $300,000 Active 20 DOM
9. 2026-06-07
   days on market $300,000 Active 19 DOM
10. 2026-06-04
    days on market $300,000 Active 16 DOM
11. 2026-06-03
    days on market $300,000 Active 15 DOM
12. 2026-06-02
    days on market $300,000 Active 14 DOM
13. 2026-06-01
    days on market $300,000 Active 13 DOM
14. 2026-05-31
    days on market $300,000 Active 12 DOM
15. 2026-05-18
    listed Active Under Contract 652-char remark
16. 2026-05-18
    listed $325,000 652-char remark
17. 2026-05-15
    historical Active Under Contract
18. 2026-05-15
    historical
19. 2026-05-01
    listed $325,000 Active
20. 1987-11-16
    soldstatus $78,500

ⓘ 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: $3,305 · $275/mo
• Projected year-2 tax: $3,305 · $275/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,084
• − Mortgage interest: −$16,805
• − Property taxes: −$3,305
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,247
• − Management: −$2,247
• − Depreciation: −$8,727
• Taxable loss: −$6,747
• Est. tax savings @ 24.0%: +$1,619
• After-tax cash flow: $121/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 — Ferndale

• Score: 73/100
• State rank: #128
• US rank: #5483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ferndale, MD
• County: Anne Arundel County · 535,653 people
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 57,230
• Household income: $87,751
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 2134.0

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 0.67)
• Race & ethnicity: White 50% Black 26% Hispanic / Latino 11% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 12% · Canada, Dominican Republic
• Languages at home: 84% English-only · Spanish 9% Tagalog/Filipino 2% Other Indo-European 2%

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: ▼ -341.00%
• Current HPI: 300.196
• Rent YoY: ▲ 3.87%
• 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

+282.2% since first listed

8 events — show timeline

• 2026-05-20 Price Changed $300,000 BRIGHT MLS
• 2026-05-19 Relisted — BRIGHT MLS
• 2026-05-18 Listed — BRIGHT MLS
• 2026-05-18 Listed $325,000 BRIGHT MLS
• 2026-05-15 Contingent — BRIGHT MLS
• 2026-05-15 Listing Removed — BRIGHT MLS
• 2026-05-01 Listed $325,000 BRIGHT MLS
• 1987-11-16 Sold (Public Records) $78,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,305 · +4.3% YoY. Source: county tax records.