9932 Britinay Ln · Carney, MD 21234

$332,000

4 bd · 2.5 ba · 1,782 sqft · SingleFamily public records · 4 Days on market

Built 1988 5,525 sqft lot $186/sqft · 21% below area Est $423k · 21% 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 +8.3/30.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 9932 Britinay Lane, a fantastic opportunity to create the home you have been envisioning. Offering over 2,000+ square feet of finished living space across three levels, this home also features the convenience of a one car garage. The main level includes a spacious living room, dining room, kitchen, and a cozy family room with direct access to the garage. Upstairs, the primary suite offers a full private bath along with additional space perfect for a home office or sitting area. Two additional bedrooms and a full hallway bath complete the upper level. The basement is approximately almost finished, just bring your choice of flooring to complete the space to your taste with 3 additi

Key facts

• 5,525 sq ft lot
• Garage
• Built 1988

Property features AI

Finance

• Other: Fee simple ownership; Property condition listed as good

Exterior

• Parking: Attached front-entry garage with inside access (1 garage space); Driveway parking for 1 vehicle; Total of 2 parking spaces
• Utilities: Public water; Public sewer; Electric service for heating, cooling, and hot water
• Home design: Detached single-family home; Main entrance faces south; One full finished below-grade level
• Construction: Aluminum siding; Concrete construction elements; Architectural shingle roof; Slab foundation; Built according to assessor records
• Exterior features: Lot dimensions listed; No tidal water

Interior

• Kitchen: Electric range/oven; Refrigerator; Dishwasher; Exhaust fan; Eat-in kitchen
• Bedrooms: Three bedrooms on the upper level; One bedroom on the lower level
• Flooring: Hardwood; Carpet; Laminate
• Bathrooms: Three full bathrooms (two on upper level, one on lower level); One half bathroom on the main level
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Traditional floor plan; Dining area; Eat-in kitchen; Master bathroom; Tub with shower; Drywall walls and ceilings; Fully finished basement with interior access and separate outside entrance
• Laundry & utility: Washer and dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $332k.

Deal economics

• At list price, monthly cash flow is $-306 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (25.4% below list).
• Recommended offer: $248k (25.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#73 in MD, #2,656 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A, employment A; Watch: cost of living C-, 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.
• Market conditions: Rents rising fast (+6.7%/yr); 232 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 ($84k/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 $10k 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,726 (25.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.75% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.95%
• DSCR: 0.82
• GRM: 11.2

CMA / ARV

• ARV (median comp): $422,673
• List price: $332,000
• Delta: -21.45%
• 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
9932 Britinay Ln	0.00mi	4/3.5	1,782 (0%)	1mo	$370,000	$208	95
14 Britmore Ct	0.21mi	4/2.5	1,826 (+2%)	7mo	$429,000	$235	80
9919 Finney Dr	0.38mi	4/2.0	1,778 (-0%)	5mo	$520,000	$292	75
23 Havenfield Dr	0.40mi	4/2.0	1,804 (+1%)	13mo	$405,000	$225	67
9951 Hilltop Dr	0.12mi	3/3.5 (-1)	1,968 (+10%)	2mo	$455,000	$231	66
3329 E Joppa Rd	0.49mi	4/2.0	1,936 (+9%)	1mo	$383,000	$198	60
9955 Britinay Ln	0.09mi	3/2.5 (-1)	1,542 (-14%)	12mo	$455,000	$295	59
13 Leinster Garth	0.62mi	3/3.0 (-1)	1,732 (-3%)	2mo	$430,000	$248	58
9723 Britinay Ln	0.30mi	3/3.0 (-1)	2,016 (+13%)	1mo	$460,000	$228	56
3615 Melanie Rd	0.25mi	4/2.0	1,524 (-14%)	9mo	$390,000	$256	55
9633 Oak Summit Ave	0.57mi	3/2.0 (-1)	1,720 (-4%)	12mo	$355,000	$206	50
4 Acre Ct	0.55mi	3/2.5 (-1)	1,581 (-11%)	9mo	$335,000	$212	43

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: -19.0%
• Equity multiple: 0.31×
• Total profit: $-63,750
• Equity at exit: $49,502

10-year hold

• IRR: -5.5%
• Equity multiple: 0.59×
• Total profit: $-38,420
• Equity at exit: $28,705

Cash invested: $92,960 (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: 232
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,477 high
• Mortgage (P&I): −$1,741
• Tax from tax record: −$384 /mo · $4,602/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-306

Break-even live

Break-even rent $2,864

Max offer price $277,967

Occupancy floor —

Sensitivity live

Price	-10% $-118	-5% $-212	+0% $-306	+5% $-400	+10% $-494
Rent	-10% $-502	-5% $-404	+0% $-306	+5% $-208	+10% $-110
Rate	-1.0pp $-139	-0.5pp $-221	base $-306	+0.5pp $-392	+1.0pp $-479

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: $83,000
• Closing costs: $9,960
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9730 Red Clover Ct Parkville, MD	3.0	1.5	1280	$2,200	$1.72	44d	1	0.25mi
9 Robinway Ct Unit 25E Nottingham, MD	3.0	2.0	1500	$2,750	$1.83	44d	1	0.72mi
24 Lerner Ct Unit 32H Nottingham, MD	3.0	2.0	1556	$2,295	$1.47	18d	1	0.79mi
8529 Ramort Dr Unit 22A Nottingham, MD	3.0	2.0	1896	$2,495	$1.32	18d	1	0.82mi
2924 Cub Hill Rd Parkville, MD	3.0	2.0	1770	$2,695	$1.52	44d	1	0.82mi
3201 E Joppa Rd Parkville, MD	3.0	1.5	1812	$2,800	$1.55	44d	1	0.84mi
8552 Hydra Ln Unit 11G Nottingham, MD	4.0	2.0	1296	$2,872	$2.22	18d	1	0.85mi
21 Kirwin Ct Parkville, MD	4.0	2.5	1800	$2,872	$1.60	18d	1	0.89mi
24 Maple Hollow Ct Parkville, MD	3.0	3.5	1600	$2,400	$1.50	44d	1	0.97mi
105 Bourbon Ct Parkville, MD	3.0	2.5	1320	$2,150	$1.63	44d	1	0.99mi
3754 Foxford Stream Rd Nottingham, MD	4.0	4.0	1360	$2,800	$2.06	44d	1	1.01mi
2900 Cub Hill Rd Parkville, MD	4.0	2.0	2500	$2,900	$1.16	22d	1	1.03mi
2815 Northwind Rd Parkville, MD	4.0	3.0	1992	$3,000	$1.51	24d	1	1.06mi
10 Darbytown Ct Nottingham, MD	3.0	2.0	1420	$1,950	$1.37	44d	1	1.14mi
2908 5th Ave Parkville, MD	3.0	1.0	1260	$1,950	$1.55	44d	1	1.16mi
19 Hoban Ct Nottingham, MD	3.0	2.5	1410	$2,200	$1.56	22d	1	1.19mi
8334 Tapu Ct Nottingham, MD	3.0	2.5	1302	$2,100	$1.61	15d	1	1.20mi
16 Pike Hall Pl Nottingham, MD	3.0	2.5	1280	$2,400	$1.88	5d	1	1.24mi
21 Monhegan Ct Unit 28B Nottingham, MD	3.0	2.0	1436	$1,900	$1.32	44d	1	1.25mi
2 Durness Ct Unit 30I Nottingham, MD	3.0	2.0	1446	$2,100	$1.45	44d	1	1.27mi
4217 Mispillion Rd Nottingham, MD	3.0	2.5	2190	$2,700	$1.23	44d	1	1.29mi
4236 Slater Ave Nottingham, MD	3.0	2.0	1266	$2,500	$1.97	3d	1	1.30mi
19 Perryfalls Pl Nottingham, MD	3.0	2.5	1920	$2,500	$1.30	44d	1	1.32mi
3407 Orbitan Rd Parkville, MD	3.0	1.5	1508	$2,200	$1.46	24d	1	1.37mi
35 Bellfalls Way Nottingham, MD	3.0	2.5	1642	$2,300	$1.40	5d	1	1.38mi
23 Beloak Ct Nottingham, MD	3.0	2.5	1760	$2,350	$1.34	5d	1	1.44mi
9005 Perring Park Rd Parkville, MD	3.0	2.5	2146	$3,000	$1.40	17d	1	1.48mi

Listing history 5 events

1. 2026-05-05
   status Pending 806-char remark
2. 2026-05-04
   historical 806-char remark
3. 2026-04-30
   listed $332,000 Active 806-char remark
4. 2026-04-30
   historical $332,000 806-char remark
5. 1989-03-27
   soldstatus $142,900

ⓘ 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: $4,602 · $384/mo
• Projected year-2 tax: $4,602 · $384/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 7/10 Severe 7 d/yr ≥105°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,727
• − Mortgage interest: −$18,597
• − Property taxes: −$4,602
• − Insurance: −$1,660
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − Depreciation: −$9,658
• Taxable loss: −$9,547
• Est. tax savings @ 24.0%: +$2,291
• After-tax cash flow: $-1,379/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 — Carney

• Score: 78/100
• State rank: #73
• US rank: #2656

Category grades

Amenities D+ Commute A Cost of living C- 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: Carney, 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

+158.9% since first listed

6 events — show timeline

• 2026-05-28 Sold (MLS) $370,000 BRIGHT MLS
• 2026-05-05 Pending — BRIGHT MLS
• 2026-05-04 Listing Removed — BRIGHT MLS
• 2026-04-30 Listed $332,000 BRIGHT MLS
• 2026-04-30 Coming Soon $332,000 BRIGHT MLS
• 1989-03-27 Sold (Public Records) $142,900 Public Records

Property tax history

+2.1%/yr

Latest (2025): $4,602 · +3.0% YoY. Source: county tax records.