3722 Brenbrook Dr · Randallstown, MD 21133

$279,000

3 bd · 2.0 ba · 1,595 sqft · SingleFamily public records · 15 Days on market

Built 1962 7,971 sqft lot Est $383k · 27% under

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Why this score? — see what drove the D+ 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 +14.3/30.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

The Seller is in receipt of multiple offers. Highest and best due Wednesday, June 10th @ 4:00 p. m. See attachments. Opportunity awaits at 3722 Brenbrook Drive! This 1,280-square-foot single-family home offers a functional layout with 2 full bathrooms and provides the perfect canvas for someone with vision. While the home could benefit from cosmetic updates and modernization, it offers solid potential for buyers looking to create value through thoughtful improvements and personal touches. Whether you're a first-time homebuyer seeking an affordable path to homeownership and willing to invest some sweat equity, or an investor searching for your next project, this property presents a compellin

Key facts

• Easy access
• Functional layout
• Cosmetic updates

Tags

• FUNCTIONAL LAYOUT
• COSMETIC UPDATES
• SELECTING YOUR OWN FINISHES
• UPDATING LIVING SPACES
• EASY ACCESS

Property features AI

Finance

• Other: Fee simple ownership; Above-grade finished area and below-grade finished/unfinished areas recorded by assessor

Exterior

• Parking: Attached carport (1 space), total garage/parking spaces: 1
• Utilities: Public water; Public sewer
• Home design: Detached property; Located outside city limits
• Construction: Frame construction; Other foundation details; 1.00 x lot dimensions (per assessor)
• Exterior features: Detached structure; Other above- and below-grade structures

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One half bathroom on a lower level
• Heating & cooling: Forced air heating; Central air conditioning (electric); Hot water: other
• Interior features: Partially finished basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $53 ($641/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 $241k (13.6% below list).
• Recommended offer: $241k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.4% in Randallstown — 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 76/100 on livability (#91 in MD, #3,433 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: schools D-, crime F, amenities 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 soft (-0.3%/yr); 70 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 36% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 15 days — a 2% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $108k; list at $279k implies a 157% gain — meaningful room to come down on a strong offer.

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 $240,975 (13.6% below list)

Questions for the listing agent

1. Built in 1962 — 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $382,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8701 Allenswood Rd	0.29mi	4/2.5 (+1)	1,600 (+0%)	1mo	$380,000	$238	78
3921 Zurich Rd	0.65mi	3/2.5	1,645 (+3%)	6mo	$425,000	$258	58
8605 Lucerne Rd	0.51mi	3/2.0	1,420 (-11%)	2mo	$325,000	$229	56
3706 Lamoine Rd	0.59mi	3/2.0	1,700 (+7%)	12mo	$350,000	$206	52
4048 Carthage Rd	0.67mi	3/3.0	1,421 (-11%)	1mo	$370,000	$260	46
8540 Lucerne Rd	0.56mi	3/2.0	1,778 (+12%)	11mo	$340,000	$191	46
3820 Brownhill Rd	0.66mi	4/2.0 (+1)	1,415 (-11%)	1mo	$386,000	$273	44
4006 Rouen Rd	0.65mi	4/2.0 (+1)	1,778 (+12%)	2mo	$419,000	$236	44
4017 Carthage Rd	0.58mi	4/3.0 (+1)	1,704 (+7%)	14mo	$425,000	$249	41
9103 Vega Ct	0.70mi	3/1.5	1,460 (-8%)	13mo	$350,000	$240	40
3916 Carthage Rd	0.72mi	3/2.5	1,420 (-11%)	12mo	$340,500	$240	36
9063 Meadow Heights Rd	0.74mi	4/3.0 (+1)	1,770 (+11%)	3mo	$355,000	$201	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.37×
• Total profit: $-48,883
• Equity at exit: $41,600

10-year hold

• IRR: -17.6%
• Equity multiple: 0.16×
• Total profit: $-65,525
• Equity at exit: $24,123

Cash invested: $78,120 (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 21133

• Rents YoY: -0.3%
• Active inventory: 70
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,410 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$271 /mo · $3,251/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $53

Break-even live

Break-even rent $2,342

Max offer price $279,000

Occupancy floor 93%

Sensitivity live

Price	-10% $211	-5% $132	+0% $53	+5% $-26	+10% $-105
Rent	-10% $-137	-5% $-42	+0% $53	+5% $149	+10% $244
Rate	-1.0pp $194	-0.5pp $124	base $53	+0.5pp $-19	+1.0pp $-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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8904 Church Ln Randallstown, MD	4.0	1.0	1610	$2,380	$1.48	24d	1	0.22mi
8826 Harkate Way Randallstown, MD	4.0	3.5	1300	$3,200	$2.46	44d	1	0.70mi
8601 Gray Fox Rd Randallstown, MD	1.0–3.0	1.0–2.0	987	$1,815	$1.84	2d	46	0.73mi
8711 Gilly Way #8711 Randallstown, MD	3.0	2.5	1800	$2,540	$1.41	44d	1	0.87mi
9102 Sandra Ct Randallstown, MD	4.0	2.0	1600	$2,650	$1.66	21d	1	0.89mi
4212 Dressage Ct Randallstown, MD	3.0	2.5	2218	$2,500	$1.13	22d	1	0.91mi
3806 Byxbee Rd Randallstown, MD	2.0	1.5	1764	$2,450	$1.39	44d	1	0.93mi
9101 Amber Oaks Way Owings Mills, MD	2.0	1.0	1302	$1,850	$1.42	44d	1	0.96mi
3616 Clifmar Rd Windsor Mill, MD	4.0	2.5	2049	$3,000	$1.46	44d	1	1.04mi
8503 Stevenswood Rd Windsor Mill, MD	4.0	3.0	1880	$3,700	$1.97	44d	1	1.08mi
9317 Lykens Ct Randallstown, MD	4.0	3.5	2104	$3,499	$1.66	44d	1	1.08mi
3929 Whispering Meadow Dr Randallstown, MD	3.0	2.5	1650	$2,250	$1.36	15d	1	1.09mi
103 Village of Pine Ct Windsor Mill, MD	1.0–3.0	1.0–2.5	1281	$2,595	$2.02	3d	29	1.31mi
8813 Stone Ridge Cir #202 Pikesville, MD	2.0	2.0	1208	$2,200	$1.82	17d	1	1.33mi
8905 Stone Creek Pl #102 Pikesville, MD	2.0	2.0	1208	$2,275	$1.88	6d	1	1.35mi
3601 Yennar Ln Windsor Mill, MD	1.0–3.0	1.0–1.5	971	$2,171	$2.24	3d	24	1.41mi
9210 Leigh Choice Ct Owings Mills, MD	3.0	2.5	1607	$2,640	$1.64	44d	1	1.43mi
3456 Carriage Hill Cir Randallstown, MD	1.0–3.0	1.0–2.0	1128	$2,040	$1.81	2d	83	1.44mi
3715 Peace Chance Dr Randallstown, MD	3.0	2.5	1960	$2,950	$1.51	18d	1	1.44mi

Listing history 10 events

1. 2026-06-21
   days on market $279,000 Active 15 DOM
2. 2026-06-18
   days on market $279,000 Active 12 DOM
3. 2026-06-17
   days on market $279,000 Active 11 DOM
4. 2026-06-16
   days on market $279,000 Active 10 DOM
5. 2026-06-15
   days on market $279,000 Active 9 DOM
6. 2026-06-13
   days on market $279,000 Active 7 DOM
7. 2026-06-09
   days on market $279,000 Active 3 DOM
8. 2026-06-08
   days on market $279,000 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $279,000 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: $3,251 · $271/mo
• Projected year-2 tax: $3,251 · $271/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 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,917
• − Mortgage interest: −$15,628
• − Property taxes: −$3,251
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − Depreciation: −$8,116
• Taxable loss: −$4,101
• Est. tax savings @ 24.0%: +$984
• After-tax cash flow: $1,625/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 — Randallstown

• Score: 76/100
• State rank: #91
• US rank: #3433

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Randallstown, MD
• County: Baltimore County · 769,527 people
• City population: 31,398
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 31,398
• Household income: $80,480
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1467.0

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 (77%)
• Race & ethnicity: Black 77% White 9% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 84% English-only · Spanish 6% French/Haitian/Cajun 1% Arabic 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: ▼ -255.21%
• Current HPI: 258.8879
• Rent YoY: ▼ -0.29%
• 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

+186.2% since first listed

4 events — show timeline

• 2026-06-07 Listed $279,000 BRIGHT MLS
• 1993-12-21 Sold (Public Records) $108,400 Public Records
• 1993-12-21 Sold (Public Records) $108,400 Public Records
• 1989-06-23 Sold (Public Records) $97,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $3,251 · +1.1% YoY. Source: county tax records.