13 Ute Ct · Middle River, MD 21220

$195,000

2 bd · 1.5 ba · 1,008 sqft · Townhouse public records · 5 Days on market

Built 1989 1,620 sqft lot Est $195k · at est. $26/mo HOA · 1% of rent

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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).

• Cash flow +19.4/30.0
• ARV discount +7.4/15.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE - IN READY AND COMPLETELY UPDATED 2 BEDROOM. .1.5 BATH IN GOLDENBROOK NEIGHBORHOOD! SELLER HAS MADE ALL UPDATES IN 2016! EVERYTHING IS 4 YEARS NEW! ALL NEW PAINT, FLOORING, GRANITE, APPLIANCES AND ROOF! SOLAR PANELS ON ROOF. FENCED REAR YARD. TWO ASSIGNED PARKING SPOTS INCLUDED! TWENTY-FOUR HOUR NOTCE IS REQUIRED FOR APPOINTMENTS. MAKE YOUR APPOINTMENT TODAY!

Key facts

• $26 HOA
• Built 1989
• Listed 5 days

Property features AI

Finance

• Other: Ground rent paid annually
• HOA & community: HOA fee $79 per quarter

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Interior townhouse/rowhouse; Above-grade finished living space per assessor: 1,008 sq. ft.; Fee simple ownership; Property manager present
• Construction: Aluminum siding; Slab foundation; Double-pane windows
• Exterior features: Rear fencing; Patio(s)

Interior

• Kitchen: Built-in microwave; Electric oven/range; Dishwasher; Disposal; Exhaust fan
• Bedrooms: Two bedrooms on the upper level (including a master bedroom)
• Flooring: Laminate flooring
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Sliding glass and storm doors; Laminated flooring; Living room and dining room
• Laundry & utility: Washer and dryer located on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $195k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/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 $195k (0.2% below list).
• Recommended offer: $195k (0.2% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 4.1% in Middle River — 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 (#76 in MD, #2,777 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 flat; 251 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $6k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 30y ago; this cycle's ask is 30% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $152k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $194,622 (0.2% below list)

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. 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: 1.00% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $194,544
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 Endsleigh Ave	0.23mi	2/2.0	1,016 (+1%)	2mo	$235,000	$231	84
6 Nakota	0.23mi	2/1.5	1,008 (0%)	24mo	$202,312	$201	69
237 Endsleigh	0.25mi	2/1.5	1,146 (+14%)	2mo	$176,500	$154	63
1518 Becklow Ave	0.12mi	3/1.5 (+1)	1,144 (+14%)	12mo	$210,000	$184	57
20 Chelmsford Ct	0.27mi	2/2.5	1,116 (+11%)	12mo	$211,500	$190	55
306 Endsleigh Ave	0.21mi	3/1.0 (+1)	1,144 (+14%)	8mo	$153,000	$134	54
58 Chelmsford Ct	0.34mi	3/1.5 (+1)	1,116 (+11%)	9mo	$215,000	$193	54
815 Lannerton Rd	0.75mi	3/1.0 (+1)	1,008 (0%)	10mo	$199,000	$197	50
12 London Perry Ct	0.21mi	3/1.5 (+1)	1,116 (+11%)	23mo	$240,000	$215	48

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 · 0.83% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.60×
• Total profit: $-21,898
• Equity at exit: $29,075

10-year hold

• IRR: -5.5%
• Equity multiple: 0.68×
• Total profit: $-17,529
• Equity at exit: $16,860

Cash invested: $54,600 (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 21220

• Rents YoY: 0.8%
• Active inventory: 251
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,946 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$190 /mo · $2,283/yr
• Insurance: −$81
• HOA: −$26
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $217

Break-even live

Break-even rent $1,671

Max offer price $195,000

Occupancy floor 84%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Holcumb Ct Middle River, MD	3.0	1.5	1452	$2,200	$1.52	43d	1	0.12mi
1516 Becklow Ave Middle River, MD	3.0	1.0	1144	$2,100	$1.84	21d	1	0.12mi
22 Nakota Ct Middle River, MD	3.0	1.5	1194	$2,000	$1.68	43d	1	0.20mi
2 Chelmsford Ct Middle River, MD	3.0	1.5	1122	$2,100	$1.87	2d	1	0.21mi
303 Endsleigh Ave Middle River, MD	3.0	2.0	1144	$1,950	$1.70	21d	1	0.23mi
201 Middleway Rd Middle River, MD	1.0–2.0	1.0	750	$1,571	$2.09	2d	24	0.44mi
9901 Langs Rd Middle River, MD	1.0–3.0	1.0–1.5	950	$1,485	$1.56	43d	10	0.60mi
233 Orville Rd Essex, MD	3.0	2.0	1144	$1,850	$1.62	43d	1	0.86mi
47 S Hawthorne Rd Middle River, MD	3.0	1.0	1024	$1,900	$1.86	23d	1	0.87mi
2125 Hawthorne Rd Middle River, MD	3.0	2.0	1299	$2,100	$1.62	43d	1	0.90mi
60 S Hawthorne Rd Middle River, MD	3.0	1.0	1234	$2,250	$1.82	43d	1	0.91mi
120 Kingston Rd Middle River, MD	3.0	2.0	1024	$1,950	$1.90	23d	1	0.95mi
153 Bennett Rd Unit Labs Essex, MD	2.0	2.0	1196	$1,800	$1.51	5d	1	1.01mi
832 N Marlyn Ave Essex, MD	3.0	2.0	1416	$2,300	$1.62	43d	1	1.09mi
303 Holly Dr Middle River, MD	1.0–2.0	1.0	740	$1,510	$2.04	2d	9	1.11mi
2202 Firethorn Rd Middle River, MD	3.0	2.5	1324	$2,300	$1.74	43d	1	1.12mi
2203 Redthorn Rd Middle River, MD	3.0	2.0	1144	$2,200	$1.92	10d	1	1.20mi
421 Torner Rd Essex, MD	3.0	2.0	1024	$2,050	$2.00	21d	1	1.21mi
2167 Graythorn Rd Middle River, MD	3.0	1.5	1324	$1,900	$1.44	23d	1	1.31mi
2242 Graythorn Rd Middle River, MD	3.0	1.5	1024	$2,195	$2.14	43d	1	1.31mi
433 Grovethorn Rd Middle River, MD	3.0	2.0	1024	$2,000	$1.95	21d	1	1.32mi
1 Alder Dr Middle River, MD	1.0–3.0	1.0	1000	$1,824	$1.82	5d	10	1.47mi

HOA detail

• Monthly dues: $26 · $312/yr
• Likely covers: parking

Listing history 23 events

1. 2026-06-03
   statusdays on market $195,000 Pending 5 DOM
2. 2026-06-01
   days on market $195,000 Active 4 DOM
3. 2026-05-31
   days on market $195,000 Active 3 DOM
4. 2026-05-19
   historical $195,000
5. 2020-05-14
   soldstatus $152,000
6. 2020-04-13
   soldstatus $152,000 Closed 367-char remark

   Show marketing remark (367 chars)

   MOVE - IN READY AND COMPLETELY UPDATED 2 BEDROOM. .1.5 BATH IN GOLDENBROOK NEIGHBORHOOD! SELLER HAS MADE ALL UPDATES IN 2016! EVERYTHING IS 4 YEARS NEW! ALL NEW PAINT, FLOORING, GRANITE, APPLIANCES AND ROOF! SOLAR PANELS ON ROOF. FENCED REAR YARD. TWO ASSIGNED PARKING SPOTS INCLUDED! TWENTY-FOUR HOUR NOTCE IS REQUIRED FOR APPOINTMENTS. MAKE YOUR APPOINTMENT TODAY!

7. 2020-03-12
   status Pending 367-char remark

   Show marketing remark (367 chars)

   MOVE - IN READY AND COMPLETELY UPDATED 2 BEDROOM. .1.5 BATH IN GOLDENBROOK NEIGHBORHOOD! SELLER HAS MADE ALL UPDATES IN 2016! EVERYTHING IS 4 YEARS NEW! ALL NEW PAINT, FLOORING, GRANITE, APPLIANCES AND ROOF! SOLAR PANELS ON ROOF. FENCED REAR YARD. TWO ASSIGNED PARKING SPOTS INCLUDED! TWENTY-FOUR HOUR NOTCE IS REQUIRED FOR APPOINTMENTS. MAKE YOUR APPOINTMENT TODAY!

8. 2020-02-14
   historical Active Under Contract 367-char remark

   Show marketing remark (367 chars)

   MOVE - IN READY AND COMPLETELY UPDATED 2 BEDROOM. .1.5 BATH IN GOLDENBROOK NEIGHBORHOOD! SELLER HAS MADE ALL UPDATES IN 2016! EVERYTHING IS 4 YEARS NEW! ALL NEW PAINT, FLOORING, GRANITE, APPLIANCES AND ROOF! SOLAR PANELS ON ROOF. FENCED REAR YARD. TWO ASSIGNED PARKING SPOTS INCLUDED! TWENTY-FOUR HOUR NOTCE IS REQUIRED FOR APPOINTMENTS. MAKE YOUR APPOINTMENT TODAY!

9. 2020-02-12
   listed $150,000 Active 367-char remark

   Show marketing remark (367 chars)

   MOVE - IN READY AND COMPLETELY UPDATED 2 BEDROOM. .1.5 BATH IN GOLDENBROOK NEIGHBORHOOD! SELLER HAS MADE ALL UPDATES IN 2016! EVERYTHING IS 4 YEARS NEW! ALL NEW PAINT, FLOORING, GRANITE, APPLIANCES AND ROOF! SOLAR PANELS ON ROOF. FENCED REAR YARD. TWO ASSIGNED PARKING SPOTS INCLUDED! TWENTY-FOUR HOUR NOTCE IS REQUIRED FOR APPOINTMENTS. MAKE YOUR APPOINTMENT TODAY!

10. 2016-09-30
    soldstatus $62,000 Sold 103-char remark

    Show marketing remark (103 chars)

    This townhouse located in Middle River. Traditional layout, fenced yard. Close to main roads needs TLC.

11. 2016-09-30
    soldstatus $62,000

    Show marketing remark (103 chars)

    This townhouse located in Middle River. Traditional layout, fenced yard. Close to main roads needs TLC.

12. 2016-07-07
    status Contract 103-char remark

    Show marketing remark (103 chars)

    This townhouse located in Middle River. Traditional layout, fenced yard. Close to main roads needs TLC.

13. 2016-07-07
    historical

    Show marketing remark (103 chars)

    This townhouse located in Middle River. Traditional layout, fenced yard. Close to main roads needs TLC.

14. 2016-06-23
    listed $62,000 103-char remark

    Show marketing remark (103 chars)

    This townhouse located in Middle River. Traditional layout, fenced yard. Close to main roads needs TLC.

15. 2016-06-23
    historical 103-char remark

    Show marketing remark (103 chars)

    This townhouse located in Middle River. Traditional layout, fenced yard. Close to main roads needs TLC.

16. 2016-06-23
    listed $62,000

    Show marketing remark (103 chars)

    This townhouse located in Middle River. Traditional layout, fenced yard. Close to main roads needs TLC.

17. 1999-10-07
    soldstatus $61,000
18. 1999-09-17
    soldstatus $61,000
19. 1999-08-06
    historical
20. 1998-06-02
    listed $62,500
21. 1996-11-18
    historical
22. 1996-05-26
    listed
23. 1991-02-11
    soldstatus $71,990

ⓘ 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: $2,283 · $190/mo
• Projected year-2 tax: $2,283 · $190/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 8/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,355
• − Mortgage interest: −$10,923
• − Property taxes: −$2,283
• − Insurance: −$975
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − HOA: −$312
• − Depreciation: −$5,673
• Taxable loss: −$548
• Est. tax savings @ 24.0%: +$131
• After-tax cash flow: $2,740/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 — Middle River

• Score: 78/100
• State rank: #76
• US rank: #2777

Category grades

Amenities C 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: Middle River, MD
• County: Baltimore County · 769,527 people
• City population: 42,824
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 42,824
• Household income: $81,817
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1921.0

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 0.60)
• Race & ethnicity: White 57% Black 27% Two or more races 6% Hispanic / Latino 6% Asian 5%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 4% Ukrainian 2% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 3% Arabic 3% Tagalog/Filipino 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: ▼ -199.31%
• Current HPI: 254.5597
• Rent YoY: ▲ 0.83%
• 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

+170.9% since first listed

20 events — show timeline

• 2026-05-19 Coming Soon $195,000 BRIGHT MLS
• 2020-05-14 Sold (Public Records) $152,000 Public Records
• 2020-04-13 Sold (MLS) $152,000 BRIGHT MLS
• 2020-03-12 Pending — BRIGHT MLS
• 2020-02-14 Contingent — BRIGHT MLS
• 2020-02-12 Listed $150,000 BRIGHT MLS
• 2016-09-30 Sold (MLS) $62,000 BRIGHT MLS
• 2016-09-30 Sold (MLS) $62,000 MRIS
• 2016-07-07 Pending — MRIS
• 2016-07-07 Listing Removed — BRIGHT MLS
• 2016-06-23 Listed $62,000 BRIGHT MLS
• 2016-06-23 Delisted — MRIS
• 2016-06-23 Listed $62,000 MRIS
• 1999-10-07 Sold (Public Records) $61,000 Public Records
• 1999-09-17 Sold (MLS) $61,000 MRIS
• 1999-08-06 Delisted — MRIS
• 1998-06-02 Listed $62,500 MRIS
• 1996-11-18 Delisted — MRIS
• 1996-05-26 Listed — MRIS
• 1991-02-11 Sold (Public Records) $71,990 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,283 · +4.6% YoY. Source: county tax records.