1719 Selma Ave · Arbutus, MD 21227

$224,900

3 bd · 1.0 ba · 1,657 sqft · SingleFamily public records · 4 Days on market

Built 1925 7,405 sqft lot $136/sqft · 41% below area Est $382k · 41% 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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of potential! Located in walking distance to MARC train! 2 Main level bedrooms with large finished attic which could easily be a master suite! Cozy wood burning fireplace in LR and gas fireplace in FR! Detached 1 car garage and fenced in yard! This house is just waiting for your personal touches and update! Great bones! Estate sale and sold strictly as-is! Great investment!!!

Key facts

• Ample parking
• No hoa fees
• Two fireplaces

Tags

• PARTIALLY FINISHED BASEMENT
• TWO FIREPLACES
• DETACHED GARAGE
• AMPLE PARKING
• NO HOA FEES

Property features AI

Exterior

• Parking: Detached front-entry garage (1 car); Driveway parking
• Utilities: Public water; Public sewer; Hot water: natural gas
• Home design: Detached property; Above-grade and below-grade living areas
• Construction: Estimated year built; Vinyl siding and asphalt exterior; Block foundation
• Exterior features: Not in a federal flood zone; Ground rent paid annually; Pets allowed with no restrictions

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: Radiator heating (oil-fired); Window air conditioning units
• Interior features: Partially finished basement with outside entrance; Two fireplaces
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/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 $207k (8.0% below list).
• Recommended offer: $207k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.2% in Arbutus — 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 78/100 on livability (#70 in MD, #2,508 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities D+, crime D-.
• 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.
• Zoned schools: Halethorpe Elementary (math 12% / reading 17%, grade F, #477 of 860 statewide, top 59%, 273 students, 60% FRL); Arbutus Middle (math 11% / reading 40%, grade F, #97 of 225 statewide, top 46%, 970 students, 56% FRL); Lansdowne High (math 3% / reading 25%, grade F, #190 of 222 statewide, top 86%, 1,410 students, 60% FRL) — zoned schools average 59% FRL vs 39% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.2%/yr); 99 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $139k; list at $225k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,003 (8.0% below list)

Questions for the listing agent

1. Built in 1925 — 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 D-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 D 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: 0.92% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (median comp): $382,481
• List price: $224,900
• Delta: -41.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1722 Selma Ave	0.03mi	3/1.5	1,618 (-2%)	11mo	$367,000	$227	83
1810 Arbutus Ave	0.13mi	4/1.5 (+1)	1,672 (+1%)	6mo	$350,000	$209	80
4630 Magnolia Ave	0.16mi	4/2.5 (+1)	1,620 (-2%)	1mo	$420,000	$259	77
1808 Arbutus	0.12mi	3/2.0	1,880 (+14%)	7mo	$359,000	$191	62
1911 Halethorpe	0.28mi	4/2.5 (+1)	1,789 (+8%)	4mo	$475,000	$266	59
1706 Summit Ave	0.31mi	3/2.0	1,838 (+11%)	7mo	$385,000	$209	58
1811 Palo Cir	0.65mi	4/2.5 (+1)	1,680 (+1%)	5mo	$375,000	$223	52
5536 Carville Ave	0.56mi	3/2.0	1,844 (+11%)	1mo	$425,000	$230	50
5706 Mineral	0.44mi	2/2.0 (-1)	1,521 (-8%)	8mo	$400,000	$263	50
1250 Francis Ave	0.45mi	4/2.0 (+1)	1,824 (+10%)	8mo	$400,000	$219	47
5602 Huntsmoor Rd	0.61mi	3/2.0	1,514 (-9%)	8mo	$350,000	$231	46
5521 Willys Ave	0.70mi	3/2.5	1,814 (+10%)	2mo	$445,000	$245	44

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 · 1.17% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.45×
• Total profit: $-34,563
• Equity at exit: $33,533

10-year hold

• IRR: -10.7%
• Equity multiple: 0.40×
• Total profit: $-37,587
• Equity at exit: $19,445

Cash invested: $62,972 (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 21227

• Rents YoY: 1.2%
• Active inventory: 99
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$274 /mo · $3,292/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $88

Break-even live

Break-even rent $1,959

Max offer price $224,900

Occupancy floor 91%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Waelchli Ave Halethorpe, MD	3.0	1.5	1612	$1,600	$0.99	5d	1	0.62mi
5504 Carville Ave Unit A Arbutus, MD	3.0	1.5	2000	$2,500	$1.25	5d	1	0.73mi
1 Lanhill Ct #1 Halethorpe, MD	3.0	2.5	1236	$2,475	$2.00	5d	1	0.90mi
5630 Ringwood Dr Unit F Halethorpe, MD	2.0	2.0	1059	$2,000	$1.89	22d	1	0.91mi
5630 Ringwood Dr #714 Halethorpe, MD	2.0	2.0	1059	$2,000	$1.89	24d	1	0.91mi
1727 Magnolia Ave Halethorpe, MD	2.0	1.0	1784	$2,300	$1.29	18d	1	1.03mi
1014 Stormont Cir Halethorpe, MD	3.0	3.0	1776	$2,200	$1.24	5d	1	1.05mi
1270 Linden Ave Unit 2 Halethorpe, MD	2.0	1.0	1200	$1,300	$1.08	43d	1	1.07mi
5605 Shelbourne Rd Unit B Halethorpe, MD	2.0	1.0	1620	$1,800	$1.11	43d	1	1.21mi
2713 Hammonds Ferry Rd Lansdowne, MD	3.0	2.0	1990	$1,950	$0.98	43d	1	1.37mi
5143 Westland Blvd Halethorpe, MD	3.0	2.0	1480	$2,350	$1.59	18d	1	1.41mi
4369 Hollins Ferry Rd Halethorpe, MD	3.0	1.0	1152	$1,900	$1.65	43d	1	1.48mi

Listing history 9 events

1. 2026-05-11
   status Pending 453-char remark
2. 2026-05-07
   listed $224,900 Active 453-char remark
3. 2015-04-14
   soldstatus $139,000
4. 2015-03-26
   historical 391-char remark

   Show marketing remark (391 chars)

   Lots of potential! Located in walking distance to MARC train! 2 Main level bedrooms with large finished attic which could easily be a master suite! Cozy wood burning fireplace in LR and gas fireplace in FR! Detached 1 car garage and fenced in yard! This house is just waiting for your personal touches and update! Great bones! Estate sale and sold strictly as-is! Great investment!!!

5. 2015-03-23
   soldstatus $139,000 391-char remark

   Show marketing remark (391 chars)

   Lots of potential! Located in walking distance to MARC train! 2 Main level bedrooms with large finished attic which could easily be a master suite! Cozy wood burning fireplace in LR and gas fireplace in FR! Detached 1 car garage and fenced in yard! This house is just waiting for your personal touches and update! Great bones! Estate sale and sold strictly as-is! Great investment!!!

6. 2015-03-23
   soldstatus $139,000 Sold

   Show marketing remark (391 chars)

   Lots of potential! Located in walking distance to MARC train! 2 Main level bedrooms with large finished attic which could easily be a master suite! Cozy wood burning fireplace in LR and gas fireplace in FR! Detached 1 car garage and fenced in yard! This house is just waiting for your personal touches and update! Great bones! Estate sale and sold strictly as-is! Great investment!!!

7. 2015-02-16
   status Contract

   Show marketing remark (391 chars)

   Lots of potential! Located in walking distance to MARC train! 2 Main level bedrooms with large finished attic which could easily be a master suite! Cozy wood burning fireplace in LR and gas fireplace in FR! Detached 1 car garage and fenced in yard! This house is just waiting for your personal touches and update! Great bones! Estate sale and sold strictly as-is! Great investment!!!

8. 2015-02-12
   listed $139,000 391-char remark

   Show marketing remark (391 chars)

   Lots of potential! Located in walking distance to MARC train! 2 Main level bedrooms with large finished attic which could easily be a master suite! Cozy wood burning fireplace in LR and gas fireplace in FR! Detached 1 car garage and fenced in yard! This house is just waiting for your personal touches and update! Great bones! Estate sale and sold strictly as-is! Great investment!!!

9. 2015-02-12
   listed $139,000 Active

   Show marketing remark (391 chars)

   Lots of potential! Located in walking distance to MARC train! 2 Main level bedrooms with large finished attic which could easily be a master suite! Cozy wood burning fireplace in LR and gas fireplace in FR! Detached 1 car garage and fenced in yard! This house is just waiting for your personal touches and update! Great bones! Estate sale and sold strictly as-is! Great investment!!!

ⓘ 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: $3,292 · $274/mo
• Projected year-2 tax: $3,292 · $274/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,840
• − Mortgage interest: −$12,598
• − Property taxes: −$3,292
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − Depreciation: −$6,543
• Taxable loss: −$2,691
• Est. tax savings @ 24.0%: +$646
• After-tax cash flow: $1,700/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 — Arbutus

• Score: 78/100
• State rank: #70
• US rank: #2508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arbutus, MD
• County: Baltimore County · 769,527 people
• City population: 35,695
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 34,907
• Household income: $85,986
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 930.0

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 0.59)
• Race & ethnicity: White 61% Black 16% Hispanic / Latino 12% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 13% · Canada, Philippines, China
• Languages at home: 83% English-only · Spanish 10% Other Asian/Pacific 2% Other Indo-European 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: ▼ -294.07%
• Current HPI: 281.9628
• Rent YoY: ▲ 1.17%
• 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

+61.8% since first listed

9 events — show timeline

• 2026-05-11 Pending — BRIGHT MLS
• 2026-05-07 Listed $224,900 BRIGHT MLS
• 2015-04-14 Sold (Public Records) $139,000 Public Records
• 2015-03-26 Listing Removed — BRIGHT MLS
• 2015-03-23 Sold (MLS) $139,000 MRIS
• 2015-03-23 Sold (MLS) $139,000 BRIGHT MLS
• 2015-02-16 Pending — MRIS
• 2015-02-12 Listed $139,000 MRIS
• 2015-02-12 Listed $139,000 BRIGHT MLS

Property tax history

+3.4%/yr

Latest (2025): $3,292 · +1.6% YoY. Source: county tax records.