1912 Greengage Rd · Woodlawn, MD 21244

$350,000

5 bd · 2.5 ba · 2,492 sqft · SingleFamily public records · 74 Days on market

Built 1962 8,775 sqft lot $140/sqft · at area comps Est $441k · 21% under

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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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stay tuned, more details professional photos coming soon!

Key facts

• 8,775 sq ft lot
• Built 1962
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/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 $323k (7.6% below list).
• Recommended offer: $323k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.3% in Woodlawn — 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 (#78 in MD, #2,926 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: amenities D+, 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 (+3.9%/yr); 74 active listings in the ZIP; 6 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; 1,511 units permitted in Baltimore County in 2024 (643 in 5+ unit buildings).
• At $3,233/mo this rent would consume 46% of the median local household income ($85k/yr) (locally 1434% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• It's been on market 74 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y ago; this cycle's ask is 40% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $246k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $323,342 (7.6% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 9.0

CMA / ARV

• ARV (median comp): $440,724
• List price: $350,000
• Delta: -20.59%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2025 Greengage Rd	0.39mi	4/2.0 (-1)	2,336 (-6%)	3mo	$415,000	$178	62
7208 Inwood Ave	0.43mi	4/2.5 (-1)	2,426 (-3%)	16mo	$515,000	$212	57
7209 Pinecrest Rd	0.51mi	4/3.0 (-1)	2,408 (-3%)	9mo	$400,000	$166	56
7201 Fairbrook Rd	0.22mi	5/3.0	2,220 (-11%)	18mo	$375,000	$169	54
2012 N Rolling Rd	0.38mi	5/2.5	2,680 (+8%)	22mo	$410,000	$153	51
2106 Kalb Mnr	0.63mi	5/3.0	2,278 (-9%)	22mo	$365,000	$160	36
12 Forest Rock Ct	0.59mi	4/3.0 (-1)	2,235 (-10%)	21mo	$414,000	$185	30

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.59×
• Total profit: $-39,743
• Equity at exit: $52,186

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-4,616
• Equity at exit: $30,262

Cash invested: $98,000 (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 21244

• Home prices YoY: -30.2%
• Rents YoY: 3.9%
• Active inventory: 74
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,233 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$351 /mo · $4,211/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $222

Break-even live

Break-even rent $2,952

Max offer price $350,000

Occupancy floor 88%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1827 Hidden Dale Rd Windsor Mill, MD	3.0–4.0	2.5–3.5	2399	$4,519	$1.88	1d	50	0.71mi
7606 River Reach Rd Windsor Mill, MD	4.0	3.5	2100	$3,300	$1.57	16d	1	0.79mi
1807 Smith Island Rd Windsor Mill, MD	4.0	3.5	2100	$3,125	$1.49	14d	1	0.81mi
2117 Cross Trails Rd Windsor Mill, MD	5.0	3.5	2688	$3,900	$1.45	20d	1	0.95mi
2006 Ivory Brook Rd Windsor Mill, MD	4.0	3.5	2140	$3,100	$1.45	43d	1	0.99mi
7438 Catterick Ct Windsor Mill, MD	4.0	2.5	2052	$2,300	$1.12	43d	1	1.10mi

Listing history 27 events

1. 2026-03-17
   historical $350,000 57-char remark

   Show marketing remark (57 chars)

   Stay tuned, more details professional photos coming soon!

2. 2017-05-02
   soldstatus $245,900
3. 2017-04-21
   soldstatus $245,900 287-char remark

   Show marketing remark (287 chars)

   Large family room with fireplace, ample screen porch for summer meals. . Master bedroom with attached bathroom plus one additional bedroom on this level. Upper level features 2 large bedrooms with a Jack and Jill bath, The lower level features a recreation room great place to entertain

4. 2017-04-21
   soldstatus $245,900 Sold

   Show marketing remark (287 chars)

   Large family room with fireplace, ample screen porch for summer meals. . Master bedroom with attached bathroom plus one additional bedroom on this level. Upper level features 2 large bedrooms with a Jack and Jill bath, The lower level features a recreation room great place to entertain

5. 2017-02-23
   status Contingent (No Kick Out)

   Show marketing remark (287 chars)

   Large family room with fireplace, ample screen porch for summer meals. . Master bedroom with attached bathroom plus one additional bedroom on this level. Upper level features 2 large bedrooms with a Jack and Jill bath, The lower level features a recreation room great place to entertain

6. 2017-02-23
   historical 287-char remark

   Show marketing remark (287 chars)

   Large family room with fireplace, ample screen porch for summer meals. . Master bedroom with attached bathroom plus one additional bedroom on this level. Upper level features 2 large bedrooms with a Jack and Jill bath, The lower level features a recreation room great place to entertain

7. 2017-02-14
   status Active
8. 2017-01-21
   status Contract
9. 2016-12-30
   listed $249,900 Active
10. 2016-12-29
    listed $249,900 287-char remark

    Show marketing remark (287 chars)

    Large family room with fireplace, ample screen porch for summer meals. . Master bedroom with attached bathroom plus one additional bedroom on this level. Upper level features 2 large bedrooms with a Jack and Jill bath, The lower level features a recreation room great place to entertain

11. 2016-05-21
    historical Withdrawn
12. 2016-05-21
    historical
13. 2016-05-07
    status Active
14. 2016-05-07
    historical Expired
15. 2016-04-01
    price
16. 2016-01-26
    status Active
17. 2015-12-08
    status Contract
18. 2015-10-26
    price
19. 2015-10-15
    listed Active
20. 2015-10-15
    listed $254,900
21. 2010-01-12
    historical Withdrawn
22. 2010-01-12
    historical
23. 2009-09-19
    listed Active
24. 2009-09-19
    listed $268,500
25. 1992-06-10
    soldstatus $120,000
26. 1992-06-09
    soldstatus $120,000
27. 1979-01-08
    soldstatus $65,000

ⓘ 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: $4,211 · $351/mo
• Projected year-2 tax: $4,211 · $351/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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,801
• − Mortgage interest: −$19,605
• − Property taxes: −$4,211
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,104
• − Management: −$3,104
• − Depreciation: −$10,182
• Taxable loss: −$3,155
• Est. tax savings @ 24.0%: +$757
• After-tax cash flow: $3,424/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 — Woodlawn

• Score: 77/100
• State rank: #78
• US rank: #2926

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodlawn, MD
• County: Baltimore County · 769,527 people
• City population: 49,599
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 38,208
• Household income: $85,114
• Rent vs Own: 51.0% rent · 49.0% own
• Severe rent burden: 1434.0

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 Black (70%)
• Race & ethnicity: Black 70% Hispanic / Latino 12% White 9% Asian 7% Two or more races 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 1%
• Foreign-born: 17% · Canada
• Languages at home: 78% English-only · Spanish 9% Other Indo-European 5% French/Haitian/Cajun 2%

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: ▼ -111.97%
• Current HPI: 258.8502
• Rent YoY: ▲ 3.86%
• 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

+438.5% since first listed

27 events — show timeline

• 2026-03-17 Coming Soon $350,000 BRIGHT MLS
• 2017-05-02 Sold (Public Records) $245,900 Public Records
• 2017-04-21 Sold (MLS) $245,900 MRIS
• 2017-04-21 Sold (MLS) $245,900 BRIGHT MLS
• 2017-02-23 Pending — MRIS
• 2017-02-23 Listing Removed — BRIGHT MLS
• 2017-02-14 Relisted — MRIS
• 2017-01-21 Pending — MRIS
• 2016-12-30 Listed $249,900 MRIS
• 2016-12-29 Listed $249,900 BRIGHT MLS
• 2016-05-21 Listing Removed — BRIGHT MLS
• 2016-05-21 Delisted — MRIS
• 2016-05-07 Relisted — MRIS
• 2016-05-07 Delisted — MRIS
• 2016-04-01 Price Changed — MRIS
• 2016-01-26 Relisted — MRIS
• 2015-12-08 Pending — MRIS
• 2015-10-26 Price Changed — MRIS
• 2015-10-15 Listed — MRIS
• 2015-10-15 Listed $254,900 BRIGHT MLS
• 2010-01-12 Delisted — MRIS
• 2010-01-12 Listing Removed — BRIGHT MLS
• 2009-09-19 Listed — MRIS
• 2009-09-19 Listed $268,500 BRIGHT MLS
• 1992-06-10 Sold (Public Records) $120,000 Public Records
• 1992-06-09 Sold (Public Records) $120,000 Public Records
• 1979-01-08 Sold (Public Records) $65,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $4,211 · +6.9% YoY. Source: county tax records.