1918 Summit Ave · Woodlawn, MD 21207

$200,000

3 bd · 1.5 ba · 1,655 sqft · SingleFamily public records · 1 Days on market

Built 1983 5,706 sqft lot Est $361k · 45% under

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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 +17.3/30.0
• ARV discount +15.0/15.0
• Appreciation +9.8/10.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

coming soon

Key facts

• 5,706 sq ft lot
• 3 parking spots
• Built 1983

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Three driveway parking spaces (total of 3 garage and parking spaces)
• Security:
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached property; Fee simple ownership
• Construction: Brick construction; Permanent foundation; Above-grade structure
• Exterior features: Concrete driveway

Interior

• Kitchen:
• Bedrooms: Three bedrooms on the main level
• Flooring:
• Bathrooms: One full bathroom; One half bathroom on the lower level
• Heating & cooling: Heat pump heating; Central air conditioning; Electric hot water
• Interior features: Daylight, partially finished basement with connecting stairway
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/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 (2.6% below list).
• Recommended offer: $195k (2.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,511 units permitted in Baltimore County in 2024 (643 in 5+ unit buildings).
• This rent runs 35% 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $85k; list at $200k implies a 135% 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 $194,752 (2.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.97% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.12%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $360,790
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2003 Englewood Ave	0.34mi	3/2.0	1,658 (+0%)	0mo	$350,000	$211	82
1929 Englewood Ave	0.30mi	3/1.5	1,767 (+7%)	6mo	$239,000	$135	70
6408 Gilmore St	0.34mi	2/1.5 (-1)	1,486 (-10%)	2mo	$170,000	$114	60
1836 Colmar Rd	0.33mi	3/3.0	1,727 (+4%)	14mo	$405,000	$235	60
2031 Englewood Ave	0.45mi	4/2.5 (+1)	1,650 (-0%)	14mo	$360,000	$218	58
6621 Dogwood	0.18mi	3/1.0	1,416 (-14%)	11mo	$330,000	$233	56
6721 Valley Creek Dr	0.52mi	4/2.5 (+1)	1,560 (-6%)	13mo	$360,000	$231	46
6725 Brookmont Dr	0.60mi	3/1.5	1,536 (-7%)	17mo	$320,000	$208	46
2203 Lukewood Dr	0.68mi	4/2.0 (+1)	1,560 (-6%)	10mo	$358,000	$229	43
2129 Lawnwood Cir	0.75mi	4/3.0 (+1)	1,600 (-3%)	13mo	$405,000	$253	38
11 Summerfield Rd	0.65mi	3/2.0	1,460 (-12%)	14mo	$270,000	$185	36
2817 Rona Rd	0.69mi	3/2.0	1,489 (-10%)	15mo	$280,000	$188	36

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: 26.4%
• Equity multiple: 3.07×
• Total profit: $115,886
• Equity at exit: $172,922

10-year hold

• IRR: 23.9%
• Equity multiple: 7.11×
• Total profit: $342,326
• Equity at exit: $365,453

Cash invested: $56,000 (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 21207

• Home prices YoY: 1.1%
• Rents YoY: 5.2%
• Active inventory: 126
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,948 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$261 /mo · $3,129/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $146

Break-even live

Break-even rent $1,763

Max offer price $200,000

Occupancy floor 88%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6330 Windsor Mill Rd Woodlawn, MD	3.0	1.0	1200	$1,600	$1.33	43d	1	0.49mi
6463 Woodgreen Cir Gwynn Oak, MD	3.0	2.5	1230	$1,900	$1.54	18d	1	0.86mi
3101 Windsor Blvd Gwynn Oak, MD	1.0–2.0	1.0–2.0	843	$1,755	$2.08	2d	55	1.09mi
2 Walden Birch Ct Woodlawn, MD	3.0	1.5	1022	$1,792	$1.75	5d	1	1.17mi
6301 Linus Dr Gwynn Oak, MD	4.0	3.0	1976	$3,495	$1.77	43d	1	1.26mi
2420 Bibury Ln Windsor Mill, MD	1.0–3.0	1.0–2.0	979	$2,060	$2.10	2d	76	1.39mi
5533 Gwynn Oak Ave Fl 1 Gwynn Oak, MD	2.0	1.0	1080	$1,600	$1.48	43d	1	1.41mi

Tax reassessment forecast MD · Partial reset (capped growth)

• Current annual tax: $3,129 · $261/mo
• Projected year-2 tax: $3,129 · $261/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 4/10 Moderate 20% 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: $23,370
• − Mortgage interest: −$11,203
• − Property taxes: −$3,129
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$5,818
• Taxable loss: −$1,519
• Est. tax savings @ 24.0%: +$365
• After-tax cash flow: $2,112/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
• City population: 49,599
• 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

+174.3% since first listed

4 events — show timeline

• 2026-05-30 Pending — BRIGHT MLS
• 2026-05-29 Coming Soon $200,000 BRIGHT MLS
• 1987-12-15 Sold (Public Records) $85,000 Public Records
• 1985-07-26 Sold (Public Records) $72,900 Public Records

Property tax history

+1.2%/yr

Latest (2025): $3,129 · +5.9% YoY. Source: county tax records.