210 Bosley Ave · Towson, MD 21204

$225,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 9 Days on market

Built 1943 6,160 sqft lot

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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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.4/10.0
• Livability +4.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity in a highly desirable Towson neighborhood! This 3BR/1BA home offers tremendous potential for investors, renovators, or buyers looking to build instant sweat equity. Features include original hardwood floors throughout, a detached garage, and plenty of character waiting to be restored. Prime location close to shopping, dining, parks, schools, and major commuter routes. Bring your vision and transform this diamond in the rough into something special. Sold strictly as-is. Buyer to pay a short sale negotiation fee of $6,000.00 or 2% of the purchase price, whichever is greater, upon closing.

Key facts

• Close to parks
• Close to dining
• Prime location

Tags

• ORIGINAL HARDWOOD FLOORS
• DETACHED GARAGE
• PRIME LOCATION
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO PARKS

Property features AI

Exterior

• Parking: Detached garage with additional storage (1 garage space); Driveway parking
• Utilities: Public water; Public sewer
• Home design: Detached structure; Above-grade and below-grade areas noted
• Construction: Shingle siding; Block foundation; Built year recorded by assessor
• Exterior features: No tidal water

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Radiator heating; Oil-fired heating
• Interior features: Living room; Dining room; Kitchen; Unfinished basement; One fireplace
• Laundry & utility: Hot water: Other

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 $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Cap rate 7.7% vs local median 3.2% in Towson — 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 86/100 on livability (#11 in MD, #338 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime C-, cost of living 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 (+2.4%/yr); 51 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• 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 $225,000

Questions for the listing agent

1. Built in 1943 — 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 A-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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-21,500
• Equity at exit: $33,548

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-3,051
• Equity at exit: $19,454

Cash invested: $63,000 (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 21204

• Rents YoY: 2.4%
• Active inventory: 51
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,330 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$312 /mo · $3,740/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $255

Break-even live

Break-even rent $2,007

Max offer price $225,000

Occupancy floor 84%

Sensitivity live

Price	-10% $383	-5% $319	+0% $255	+5% $192	+10% $128
Rent	-10% $71	-5% $163	+0% $255	+5% $347	+10% $439
Rate	-1.0pp $369	-0.5pp $312	base $255	+0.5pp $197	+1.0pp $138

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Allegheny Ave Towson, MD	2.0	1.0	691	$1,650	$2.39	24d	3	0.38mi
500 Park Ave Unit 2W Towson, MD	3.0	2.0	1130	$2,200	$1.95	44d	1	0.40mi
500 Park Ave Unit 2E Towson, MD	3.0	1.0	1130	$2,200	$1.95	4d	1	0.40mi
500 Park Ave Unit 1W Towson, MD	2.0	1.0	900	$1,750	$1.94	44d	1	0.40mi
703 Washington Ave Towson, MD	2.0	1.0–2.0	837	$2,447	$2.92	3d	14	0.42mi
707 York Rd Towson, MD	1.0–2.0	1.0–2.0	1227	$2,936	$2.39	2d	31	0.55mi
2 E Joppa Rd Towson, MD	3.0	1.0–3.0	973	$3,050	$3.13	5d	1	0.56mi
20 Lambourne Rd Towson, MD	1.0–3.0	1.0–3.0	1093	$2,532	$2.32	2d	22	0.65mi
111 Versailles Cir Towson, MD	2.0–3.0	2.0	1388	$2,699	$1.94	3d	12	0.69mi
302 E Joppa Rd Baltimore, MD	1.0–2.0	1.0–2.0	1040	$2,140	$2.06	44d	15	0.72mi
736 Camberley Cir Towson, MD	2.0	1.0–2.0	925	$1,928	$2.08	3d	14	0.73mi
960 Southerly Rd Towson, MD	1.0–3.0	1.0–2.5	1164	$2,816	$2.42	2d	41	0.77mi
913 Southerly Rd Towson, MD	1.0–3.0	1.0–3.0	1179	$2,314	$1.96	2d	21	0.79mi
901 Southerly Rd Towson, MD	1.0–2.0	1.0–2.0	1095	$2,805	$2.56	2d	11	0.85mi
1 Bonrock Ct Towson, MD	1.0–2.0	1.0–2.0	818	$1,765	$2.16	5d	14	0.85mi
505 Epsom Rd Unit TA Towson, MD	2.0	1.0	1200	$1,600	$1.33	5d	1	0.86mi
521 Epsom Rd Unit 2C Towson, MD	2.0	1.0	800	$1,550	$1.94	44d	1	0.94mi
1040 Winsford Rd Towson, MD	3.0	1.5	1360	$2,595	$1.91	44d	1	0.98mi
5 Stonewain Ct Towson, MD	1.0–3.0	1.0–2.0	955	$2,110	$2.21	2d	16	1.04mi
20 Alanbrooke Ct Towson, MD	2.0	2.0	1225	$1,950	$1.59	44d	1	1.05mi
101 Kenilworth Park Dr Baltimore, MD	2.0	2.0	1185	$2,188	$1.85	5d	12	1.10mi
1112 Ivywood Ln Towson, MD	1.0–3.0	1.0–2.0	1191	$2,775	$2.33	3d	31	1.20mi
5 Fellowship Ct Towson, MD	1.0–2.0	1.0–2.0	865	$2,099	$2.43	3d	6	1.37mi
1000 E Joppa Rd Towson, MD	1.0–2.0	1.0	803	$1,830	$2.28	5d	4	1.48mi

Listing history 9 events

1. 2026-06-10
   status $225,000 Pending 9 DOM
2. 2026-06-09
   days on market $225,000 Active 9 DOM
3. 2026-06-08
   days on market $225,000 Active 8 DOM
4. 2026-06-07
   days on market $225,000 Active 7 DOM
5. 2026-06-04
   days on market $225,000 Active 4 DOM
6. 2026-06-03
   days on market $225,000 Active 3 DOM
7. 2026-06-02
   days on market $225,000 Active 2 DOM
8. 2026-05-31
   remarks 610-char remark
9. 2026-05-31
   listed $225,000 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: $3,740 · $312/mo
• Projected year-2 tax: $3,740 · $312/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 7/10 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 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,958
• − Mortgage interest: −$12,603
• − Property taxes: −$3,740
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − Depreciation: −$6,545
• Taxable loss: −$529
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $3,190/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 — Towson

• Score: 86/100
• State rank: #11
• US rank: #338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Towson, MD
• County: Baltimore County · 769,527 people
• City population: 41,698
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 19,845
• Household income: $99,606
• Rent vs Own: 54.3% rent · 45.7% own
• Severe rent burden: 1165.0

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 White (70%)
• Race & ethnicity: White 70% Black 15% Two or more races 6% Asian 5% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 3% Chinese 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: ▼ -175.90%
• Current HPI: 270.8643
• Rent YoY: ▲ 2.42%
• 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

+12.5% since first listed

5 events — show timeline

• 2026-05-31 Listed $225,000 BRIGHT MLS
• 2012-12-24 Delisted — MRIS
• 2012-12-24 Listing Removed — BRIGHT MLS
• 2012-12-17 Listed — MRIS
• 2012-12-17 Listed $200,000 BRIGHT MLS

Property tax history

+3.5%/yr

Latest (2025): $3,740 · +7.6% YoY. Source: county tax records.