5320 W North Ave · Woodlawn, MD 21207

$199,900

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 61 Days on market

Built 1952 5,000 sqft lot Est $328k · 39% under

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Why this score? — see what drove the B- 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 +19.9/30.0
• ARV discount +15.0/15.0
• Appreciation +9.8/10.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Well kept Cape Cod is waiting for you. Beautiful hardwood floors, Oak cabinets, Large above ground pool (new liner)with Privacy fence. New concrete steps. Newer tilt in windows. Hard wired smoke detectors on all levels. Appliances all stay and are in good condition. Furnace, AC, water heater and roof are all in good shape too! Dont miss this great home!

Key facts

• Driveway
• Near major highways
• Deck

Tags

• UPDATED KITCHEN
• HARDWOOD FLOORS
• DECK
• DRIVEWAY
• STREET PARKING
• NEAR MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 37% 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 $20k of equity ($1k loan paydown + $19k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 1.03% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $327,600
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1923 Oak Dr	0.03mi	4/2.0 (+1)	1,260 (0%)	11mo	$280,000	$222	84
5321 Hutton Ave	0.07mi	3/1.0	1,251 (-1%)	12mo	$325,000	$260	82
1914 Kernan Dr	0.20mi	3/2.0	1,094 (-13%)	22mo	$315,000	$288	50
2304 Pickwick Rd	0.48mi	3/1.5	1,440 (+14%)	3mo	$360,000	$250	49

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: 27.9%
• Equity multiple: 3.18×
• Total profit: $122,146
• Equity at exit: $172,835

10-year hold

• IRR: 25.2%
• Equity multiple: 7.37×
• Total profit: $356,510
• Equity at exit: $365,270

Cash invested: $55,972 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,053 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$249 /mo · $2,987/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $241

Break-even live

Break-even rent $1,748

Max offer price $199,900

Occupancy floor 83%

Sensitivity live

Price	-10% $354	-5% $298	+0% $241	+5% $184	+10% $128
Rent	-10% $79	-5% $160	+0% $241	+5% $322	+10% $403
Rate	-1.0pp $342	-0.5pp $292	base $241	+0.5pp $189	+1.0pp $137

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5215 Muth Ave Gwynn Oak, MD	3.0	3.0	1205	$2,700	$2.24	15d	1	0.14mi
5136 Oaklawn Rd Gwynn Oak, MD	1.0–3.0	1.0	896	$1,710	$1.91	2d	22	0.30mi
1 Janper Ct Baltimore, MD	2.0	1.5	950	$1,500	$1.58	3d	1	0.36mi
5006 Windsor Mill Rd Baltimore, MD	1.0–3.0	1.0–2.0	776	$1,899	$2.45	3d	18	0.53mi
4998 W Forest Park Ave Baltimore, MD	3.0	1.0–2.0	790	$1,875	$2.37	15d	15	0.83mi
1530 Kirkwood Rd Gwynn Oak, MD	3.0	1.5	1424	$2,100	$1.47	11d	1	0.98mi
4738 Wakefield Rd Baltimore, MD	2.0	1.0	884	$1,200	$1.36	24d	1	1.08mi
6330 Windsor Mill Rd Woodlawn, MD	3.0	1.0	1200	$1,600	$1.33	44d	1	1.10mi
5533 Gwynn Oak Ave Fl 1 Gwynn Oak, MD	2.0	1.0	1080	$1,600	$1.48	44d	1	1.20mi
930 Masefield Rd Unit 1 Woodlawn, MD	3.0	1.5	1080	$2,650	$2.45	3d	1	1.23mi
945 Saint Agnes Ln Gwynn Oak, MD	4.0	2.0	1500	$1,985	$1.32	18d	1	1.27mi
2 Walden Birch Ct Woodlawn, MD	3.0	1.5	1022	$1,792	$1.75	5d	1	1.32mi
4309 Norfolk Ave Unit 1st Floor Baltimore, MD	2.0	1.0	1470	$1,500	$1.02	12d	1	1.46mi
603 Braeside Rd Baltimore, MD	3.0	2.0	1416	$2,400	$1.69	44d	1	1.48mi

Listing history 14 events

1. 2026-03-03
   status Pending
2. 2026-02-11
   status Active Under Contract
3. 2026-02-02
   historical
4. 2026-01-23
   price $199,900
5. 2025-12-03
   listed $229,900 Active
6. 2008-07-21
   historical
7. 2008-05-22
   listed
8. 2006-08-14
   soldstatus $235,000
9. 2006-07-14
   soldstatus $235,000 355-char remark

   Show marketing remark (355 chars)

   Well kept Cape Cod is waiting for you. Beautiful hardwood floors, Oak cabinets, Large above ground pool (new liner)with Privacy fence. New concrete steps. Newer tilt in windows. Hard wired smoke detectors on all levels. Appliances all stay and are in good condition. Furnace, AC, water heater and roof are all in good shape too! Dont miss this great home!

10. 2006-06-16
    historical 355-char remark

    Show marketing remark (355 chars)

    Well kept Cape Cod is waiting for you. Beautiful hardwood floors, Oak cabinets, Large above ground pool (new liner)with Privacy fence. New concrete steps. Newer tilt in windows. Hard wired smoke detectors on all levels. Appliances all stay and are in good condition. Furnace, AC, water heater and roof are all in good shape too! Dont miss this great home!

11. 2006-03-03
    listed $230,000 355-char remark

    Show marketing remark (355 chars)

    Well kept Cape Cod is waiting for you. Beautiful hardwood floors, Oak cabinets, Large above ground pool (new liner)with Privacy fence. New concrete steps. Newer tilt in windows. Hard wired smoke detectors on all levels. Appliances all stay and are in good condition. Furnace, AC, water heater and roof are all in good shape too! Dont miss this great home!

12. 1995-04-19
    soldstatus $4,750
13. 1994-01-12
    soldstatus $79,900
14. 1992-07-13
    soldstatus $50,000

ⓘ 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: $2,987 · $249/mo
• Projected year-2 tax: $2,987 · $249/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: $24,632
• − Mortgage interest: −$11,198
• − Property taxes: −$2,987
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − Depreciation: −$5,815
• Taxable loss: −$309
• Est. tax savings @ 24.0%: +$74
• After-tax cash flow: $2,967/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
• 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

+299.8% since first listed

14 events — show timeline

• 2026-03-03 Pending — BRIGHT MLS
• 2026-02-11 Relisted — BRIGHT MLS
• 2026-02-02 Listing Removed — BRIGHT MLS
• 2026-01-23 Price Changed $199,900 BRIGHT MLS
• 2025-12-03 Listed $229,900 BRIGHT MLS
• 2008-07-21 Delisted — MRIS
• 2008-05-22 Listed — MRIS
• 2006-08-14 Sold (Public Records) $235,000 Public Records
• 2006-07-14 Sold (MLS) $235,000 MRIS
• 2006-06-16 Delisted — MRIS
• 2006-03-03 Listed $230,000 MRIS
• 1995-04-19 Sold (Public Records) $4,750 Public Records
• 1994-01-12 Sold (Public Records) $79,900 Public Records
• 1992-07-13 Sold (Public Records) $50,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,987 · -5.1% YoY. Source: county tax records.