78 Ashlar Hill Ct #1 · Parkville, MD 21234

$155,000

2 bd · 2.0 ba · 978 sqft · SingleFamily · 9 Days on market

Built 1990 Good condition Est $301k · 49% under $28/mo HOA · 2% of rent

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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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.8/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Modern 2 Bedroom 2 Bathroom Spacious Condo in Parkville. Granite countertops, newer cabinets, central air, in-unit laundry, modern flooring, and convenient area.

Key facts

• $28 HOA
• Built 1990
• Listed 9 days

Property features AI

Finance

• Other: Ownership interest: Other; Pets allowed (cats and dogs)
• HOA & community: Condo/Coop fee approximately $28.19 monthly

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service (heating, cooling fuel and hot water supplied by electricity)
• Home design: Garden-style building (1–4 floors); Unit/flat; Entry on floor 2
• Construction: Stucco construction; Above-grade and below-grade structures; Estimated year built
• Exterior features: Off-street parking; Tidal water: No

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fan(s); Electric hot water
• Interior features: Estimated living area; No basement
• Laundry & utility: Washer/dryer hook up in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 8.1% vs local median 5.3% in Parkville — 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 (#77 in MD, #2,839 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools F, 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 (+6.7%/yr); 225 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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.

Risks & watch-outs

• 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 $155,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.08% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.28%
• DSCR: 1.28
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $301,224
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1517 Taylor Ave	0.71mi	2/2.0	884 (-10%)	18mo	$272,000	$308	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 · 6.68% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.90×
• Total profit: $-4,150
• Equity at exit: $23,111

10-year hold

• IRR: 11.0%
• Equity multiple: 2.01×
• Total profit: $43,738
• Equity at exit: $13,402

Cash invested: $43,400 (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 21234

• Rents YoY: 6.7%
• Active inventory: 225
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,679 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$28
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $227

Break-even live

Break-even rent $1,391

Max offer price $155,000

Occupancy floor 81%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6612 Wycombe Way Parkville, MD	1.0–2.0	1.0	664	$1,325	$2.00	5d	1	0.14mi
34 Dowling Cir Parkville, MD	1.0–2.0	1.0	874	$1,465	$1.68	2d	36	0.17mi
1414 Regester Ave Unit 1545740P Baltimore, MD	1.0	1.0	548	$4,516	$8.24	16d	1	0.47mi
6906 Donachie Rd Baltimore, MD	3.0	1.0–2.0	904	$1,920	$2.12	3d	37	0.48mi
1332 Deanwood Rd Parkville, MD	3.0	2.0	1046	$2,500	$2.39	44d	1	0.49mi
1610 Wentworth Ave Parkville, MD	3.0	1.0	1024	$1,900	$1.86	44d	1	0.54mi
6535 Falkirk Rd Baltimore, MD	1.0	1.0	550	$1,369	$2.49	3d	1	0.62mi
6535 Falkirk Rd Baltimore, MD	2.0	1.0	630	$1,499	$2.38	3d	1	0.62mi
6535 Falkirk Rd Baltimore, MD	2.0	1.0	630	$1,469	$2.33	18d	1	0.62mi
6535 Falkirk Rd Baltimore, MD	2.0	1.0	630	$1,509	$2.40	24d	1	0.62mi
6535 Falkirk Rd Baltimore, MD	2.0	1.0	630	$1,539	$2.44	44d	1	0.62mi
7605 Hillendale Rd Parkville, MD	2.0	1.0	1050	$1,255	$1.20	44d	1	0.64mi
6101 Loch Raven Blvd Baltimore, MD	1.0–2.0	1.0–2.0	1138	$2,318	$2.04	2d	8	0.74mi
6624 Pioneer Dr Baltimore, MD	1.0–3.0	1.0	706	$1,266	$1.79	44d	1	0.83mi
1408 Cedarcroft Rd Baltimore, MD	3.0	2.0	912	$1,957	$2.15	44d	1	0.85mi
8402 Greenway Rd Towson, MD	3.0	1.0	708	$1,452	$2.05	2d	24	0.87mi
1712 Waverly Way Baltimore, MD	1.0–2.0	1.0	675	$1,520	$2.25	2d	5	0.88mi
7906 Bon Air Rd Parkville, MD	3.0	1.0	912	$2,200	$2.41	44d	1	0.88mi
6502 McClean Blvd Unit 2211-B3 Baltimore, MD	2.0	1.0	925	$1,495	$1.62	22d	1	0.94mi
6502 McClean Blvd Unit 2207-A3 Baltimore, MD	1.0	1.0	800	$1,212	$1.51	44d	1	0.94mi
5 Fellowship Ct Towson, MD	1.0–2.0	1.0–2.0	865	$2,099	$2.43	2d	6	0.97mi
1621 Thetford Rd Towson, MD	3.0	1.5	1080	$2,350	$2.18	44d	1	0.99mi
6502 McClean Blvd Baltimore, MD	2.0	1.0	925	$1,537	$1.66	44d	1	1.03mi
2423 Wellbridge Dr Baltimore, MD	1.0–2.0	1.0	675	$1,325	$1.96	20d	1	1.10mi
1274 E Joppa Rd Towson, MD	2.0	1.0–2.0	990	$2,873	$2.90	2d	18	1.18mi
2106 Cloville Ave Baltimore, MD	3.0	1.5	1080	$1,700	$1.57	44d	1	1.24mi
6612 Birchwood Ave Baltimore, MD	3.0	2.0	1122	$2,300	$2.05	20d	1	1.26mi
2 Center Rd Unit A3 Towson, MD	1.0	1.0	680	$1,675	$2.46	44d	1	1.30mi
1112 Ivywood Ln Towson, MD	1.0–3.0	1.0–2.0	1191	$2,235	$1.88	2d	31	1.32mi
6212 Laurelton Ave Baltimore, MD	2.0	1.0	960	$1,325	$1.38	44d	1	1.32mi
1000 E Joppa Rd Towson, MD	1.0–2.0	1.0	803	$1,830	$2.28	5d	4	1.33mi
8529 Chestnut Oak Rd Unit 2ND FLR Parkville, MD	2.0	1.0	600	$1,135	$1.89	24d	1	1.34mi
8451 Water Oak Rd Parkville, MD	3.0	2.0	1054	$1,950	$1.85	44d	1	1.34mi
1104 Meridene Dr Unit 1 Baltimore, MD	2.0	1.0	1098	$1,350	$1.23	44d	1	1.35mi
1806 Ramblewood Rd Apt A Baltimore, MD	2.0	2.0	903	$1,847	$2.05	44d	1	1.38mi
8608 Chestnut Oak Rd Unit 2ND FLOOR Parkville, MD	2.0	1.0	600	$1,195	$1.99	5d	1	1.39mi
1018 Woodson Rd Baltimore, MD	1.0–3.0	1.0–2.0	815	$1,906	$2.34	2d	13	1.40mi
2525 Wendover Rd Unit B Parkville, MD	2.0	1.0	730	$1,650	$2.26	44d	1	1.40mi
6121 Chinquapin Pkwy Unit 1 Baltimore, MD	2.0	1.0	700	$1,350	$1.93	18d	1	1.41mi
8309 Arbor Station Way Parkville, MD	1.0–2.0	1.0–1.5	846	$1,815	$2.15	2d	8	1.41mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 7 events

1. 2026-06-18
   days on market $155,000 Active 9 DOM
2. 2026-06-17
   days on market $155,000 Active 8 DOM
3. 2026-06-16
   days on market $155,000 Active 7 DOM
4. 2026-06-15
   days on market $155,000 Active 6 DOM
5. 2026-06-13
   days on market $155,000 Active 4 DOM
6. 2026-06-10
   remarks 161-char remark
7. 2026-06-10
   listed $155,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥103°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: $20,149
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − HOA: −$336
• − Depreciation: −$4,509
• Taxable income: $298
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $2,656/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This modern 2-bedroom 2-bathroom condo in Parkville is in good condition with minimal repairs needed. It has a good roof, exterior, and interior walls, and is ready for a fresh paint job and updated ceiling fan to enhance its value.

Value-add opportunities

• Both paint interior walls — Fresh paint can make a significant difference in the home's appearance and value
• Both replace ceiling fan — An outdated ceiling fan can be replaced with a modern one to improve both aesthetics and functionality
• Both add smart home features — Smart home features can increase both resale and rental value by making the home more convenient and appealing

Renovation cost estimate screening

Value-add ROI direction

• Both paint interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
• Both replace ceiling fan — An outdated ceiling fan can be replaced with a modern one to improve both aesthetics and functionality ↑
• Both add smart home features — Smart home features can increase both resale and rental value by making the home more convenient and appealing ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Parkville

• Score: 77/100
• State rank: #77
• US rank: #2839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parkville, MD
• County: Baltimore County · 769,527 people
• City population: 66,334
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 66,334
• Household income: $83,517
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 2719.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Black 28% Asian 5% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Romanian 5% Lithuanian 1% Italian 1%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 2% Tagalog/Filipino 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: ▼ -247.04%
• Current HPI: 254.3824
• Rent YoY: ▲ 6.68%
• 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

+9648.4% since first listed

11 events — show timeline

• 2026-06-09 Listed $155,000 BRIGHT MLS
• 2026-06-09 Coming Soon $155,000 BRIGHT MLS
• 2025-06-12 Listing Removed — BRIGHT MLS
• 2025-06-09 Relisted — BRIGHT MLS
• 2025-06-06 Rental Removed $1,465 BRIGHTMLS
• 2025-06-06 Listing Removed — BRIGHT MLS
• 2025-04-29 Price Changed $1,465 BRIGHTMLS
• 2025-04-15 Price Changed $1,490 BRIGHTMLS
• 2025-04-14 Price Changed $165,000 BRIGHT MLS
• 2025-04-04 Listed $167,000 BRIGHT MLS
• 2025-04-02 Listed for Rent $1,590 BRIGHTMLS