906 Masefield Rd · Woodlawn, MD 21207

$249,900

4 bd · 1.5 ba · 1,680 sqft · Townhouse public records · 19 Days on market

Built 1954 2,060 sqft lot Est $326k · 23% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• Appreciation +9.8/10.0
• DSCR +4.6/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Estate sale property with great potential. With a little sweat equity this home's potential is limitless. The home features 4 generous sized bedrooms, 1 full and 1 half bath, large living and dining area, central air, and a partially finished basement. Located in a well established neighborhood, close to major commuter routes and short drive to downtown. The property is being sold as is. Easy to show. Call agent for appointment confirmation

Key facts

• Built 1954
• Listed 19 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Block foundation; Above-grade and below-grade structures
• Exterior features: Tidal water not present

Interior

• Bedrooms: Three bedrooms on the upper level; One bedroom on the lower level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Cooling system (other) with natural gas fuel; Hot water heated by natural gas
• Interior features: Daylight, full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $74 ($884/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 $225k (9.8% below list).
• Recommended offer: $225k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 fast (+5.2%/yr); 126 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 1,511 units permitted in Baltimore County in 2024 (643 in 5+ unit buildings).
• This rent runs 40% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (9.5% local appreciation)).
• Baltimore County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (9.5% appreciation + 5.2% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $88k; list at $250k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% 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 $225,419 (9.8% below list)

Questions for the listing agent

1. Built in 1954 — 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 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?
4. 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?
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: 0.90% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $325,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 Harwall	0.17mi	3/2.0 (-1)	1,785 (+6%)	3mo	$265,000	$148	72
1529 Clairidge Rd	0.34mi	3/2.0 (-1)	1,692 (+1%)	5mo	$298,000	$176	72
970 St Agnes Ln	0.13mi	3/2.0 (-1)	1,530 (-9%)	5mo	$275,000	$180	68
1664 Kirkwood Rd	0.51mi	3/2.0 (-1)	1,672 (-0%)	2mo	$325,000	$194	67
1420 Clairidge Rd	0.26mi	3/1.5 (-1)	1,440 (-14%)	2mo	$314,000	$218	58
6123 Northdale Rd	0.66mi	3/2.0 (-1)	1,730 (+3%)	1mo	$385,000	$223	57
5413 Channing Rd	0.26mi	3/1.0 (-1)	1,459 (-13%)	3mo	$239,000	$164	56
1719 Stella Ct	0.62mi	3/2.0 (-1)	1,590 (-5%)	2mo	$300,000	$189	53
1230 Stamford Rd	0.56mi	4/2.0	1,520 (-10%)	5mo	$319,000	$210	52
1531 Clairidge Rd	0.34mi	3/2.0 (-1)	1,440 (-14%)	3mo	$320,000	$222	51
410 Lambeth Rd	0.70mi	3/2.0 (-1)	1,862 (+11%)	3mo	$363,500	$195	40
839 N Chapel Gate Ln	0.75mi	3/1.5 (-1)	1,890 (+12%)	1mo	$140,000	$74	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.5% appreciation · 5.23% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.96×
• Total profit: $137,463
• Equity at exit: $216,066

10-year hold

• IRR: 22.8%
• Equity multiple: 6.87×
• Total profit: $410,603
• Equity at exit: $456,634

Cash invested: $69,972 (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 21207

• Home prices YoY: 1.1%
• Rents YoY: 5.2%
• Active inventory: 126
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,254 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$293 /mo · $3,511/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $74

Break-even live

Break-even rent $2,161

Max offer price $249,900

Occupancy floor 92%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
930 Masefield Rd Unit 1 Woodlawn, MD	3.0	1.5	1080	$2,650	$2.45	2d	1	0.04mi
945 Saint Agnes Ln Gwynn Oak, MD	4.0	2.0	1500	$1,985	$1.32	17d	1	0.08mi
963 Masefield Rd Gwynn Oak, MD	3.0	2.0	1920	$2,096	$1.09	23d	1	0.10mi
1530 Kirkwood Rd Gwynn Oak, MD	3.0	1.5	1424	$2,100	$1.47	10d	1	0.29mi
603 Braeside Rd Baltimore, MD	3.0	2.0	1416	$2,400	$1.69	43d	1	0.62mi
311 Harlem Ln Catonsville, MD	3.0	2.0	1152	$2,300	$2.00	4d	1	0.81mi
2 Walden Birch Ct Woodlawn, MD	3.0	1.5	1022	$1,792	$1.75	4d	1	1.02mi
5364 Jamestowne Ct Baltimore, MD	3.0	1.0–1.5	787	$1,905	$2.42	4d	13	1.03mi
51 Briarwood Rd Catonsville, MD	3.0	1.0	1200	$2,100	$1.75	43d	1	1.07mi
6301 Linus Dr Gwynn Oak, MD	4.0	3.0	1976	$3,495	$1.77	43d	1	1.08mi
436 Westshire Dr Catonsville, MD	4.0	2.0	1548	$2,800	$1.81	43d	1	1.24mi
10 Prestwick Sq Catonsville, MD	4.0	2.5	1710	$2,500	$1.46	17d	1	1.26mi
609 Wallerson Rd Catonsville, MD	3.0	2.0	1704	$3,395	$1.99	20d	1	1.27mi
5215 Muth Ave Gwynn Oak, MD	3.0	3.0	1205	$2,700	$2.24	14d	1	1.36mi
5147 Frederick Ave Baltimore, MD	3.0	2.0	1216	$1,950	$1.60	3d	1	1.36mi
114 S Rock Glen Rd Baltimore, MD	4.0	1.5	1160	$2,350	$2.03	12d	1	1.39mi
5136 Oaklawn Rd Gwynn Oak, MD	1.0–3.0	1.0	896	$1,710	$1.91	1d	22	1.40mi
1200 Alexander Ave Catonsville, MD	3.0	2.5	1215	$2,400	$1.98	43d	1	1.41mi

Listing history 14 events

1. 2026-06-18
   days on market $249,900 Active 19 DOM
2. 2026-06-17
   pricedays on market $249,900 Active 18 DOM
3. 2026-06-16
   days on market $269,000 Active 17 DOM
4. 2026-06-15
   days on market $269,000 Active 16 DOM
5. 2026-06-13
   days on market $269,000 Active 14 DOM
6. 2026-06-09
   days on market $269,000 Active 10 DOM
7. 2026-06-08
   days on market $269,000 Active 9 DOM
8. 2026-06-07
   days on market $269,000 Active 8 DOM
9. 2026-06-04
   days on market $269,000 Active 5 DOM
10. 2026-06-03
    days on market $269,000 Active 4 DOM
11. 2026-06-02
    days on market $269,000 Active 3 DOM
12. 2026-06-01
    days on market $269,000 Active 2 DOM
13. 2026-05-31
    remarks 444-char remark
14. 2026-05-31
    listed $269,000 Active 1 DOM

ⓘ 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: $3,511 · $293/mo
• Projected year-2 tax: $3,511 · $293/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 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,050
• − Mortgage interest: −$13,998
• − Property taxes: −$3,511
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,164
• − Management: −$2,164
• − Depreciation: −$7,270
• Taxable loss: −$3,306
• Est. tax savings @ 24.0%: +$793
• After-tax cash flow: $1,677/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): 47,099
• Household income: $67,060
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 2139.0

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 (78%)
• Race & ethnicity: Black 78% White 8% Hispanic / Latino 7% Two or more races 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Swedish 1%
• Foreign-born: 13% · Canada, Philippines, South Korea
• Languages at home: 86% English-only · Spanish 4% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▲ 9.50%
• Current HPI: 843.63
• Rent YoY: ▲ 5.23%
• 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

+273.6% since first listed

3 events — show timeline

• 2026-05-30 Listed $269,000 BRIGHT MLS
• 1998-10-13 Sold (Public Records) $88,000 Public Records
• 1990-09-06 Sold (Public Records) $72,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,511 · +33.9% YoY. Source: county tax records.