2031 Wintergreen Pl · Rosedale, MD 21237

$157,500

3 bd · 2.0 ba · 1,848 sqft · Townhouse public records · 103 Days on market

Built 1978 3,500 sqft lot $59/mo HOA · 2% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2031 Wintergreen Place, a spacious Town home nestled in the desirable Hazelwood Village community of Baltimore’s 21237 area. This home offers a rare blend of comfortable living space and convenient access to local amenities. Comfortable Outdoor Space — A manageable lot size ideal for gardening, grilling, or pets. This property presents an excellent opportunity for Investors. due to repairs needed— whether you’re looking to live in a well-sized home or invest in a potentially strong rental market. With spacious interiors and a comfortable lot, this townhouse is ready for its next chapter. Situated in the 21237 Area — Close to shopping, dining, parks,

Key facts

• Close to parks
• Convenient access
• Manageable lot size

Tags

• COMFORTABLE OUTDOOR SPACE
• MANAGEABLE LOT SIZE
• CONVENIENT ACCESS
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $158k.

Deal economics

• At list price, monthly cash flow is $918 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $158k).
• Recommended offer: $143k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 4.9% in Rosedale — 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 81/100 on livability (#37 in MD, #1,338 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: 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.
• Zoned schools: Red House Run Elementary (math 9% / reading 20%, grade F, #477 of 860 statewide, top 59%, 615 students, 60% FRL); Golden Ring Middle (math 4% / reading 30%, grade F, #170 of 225 statewide, top 77%, 903 students, 63% FRL) — zoned schools average 62% FRL vs 39% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.0%/yr); 104 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 34% of the median local income ($92k/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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $44k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $158k implies a 242% gain — meaningful room to come down on a strong offer.

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 $143,325 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.63% ✓
• Cap rate: 13.29%
• Cash-on-cash: 24.98%
• DSCR: 2.11
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $358,512
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6211 Mckay Cir	0.22mi	3/2.5	1,880 (+2%)	20mo	$365,000	$194	68
5822 East Ave	0.58mi	3/2.5	1,800 (-3%)	2mo	$295,000	$164	65

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 · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 1.87×
• Total profit: $38,202
• Equity at exit: $23,484

10-year hold

• IRR: 30.2%
• Equity multiple: 3.97×
• Total profit: $130,975
• Equity at exit: $13,618

Cash invested: $44,100 (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 21237

• Rents YoY: 5.0%
• Active inventory: 104
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,571 high
• Mortgage (P&I): −$826
• Tax from tax record: −$162 /mo · $1,945/yr
• Insurance: −$66
• HOA: −$59
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $918

Break-even live

Break-even rent $1,408

Max offer price $157,500

Occupancy floor 59%

Sensitivity live

Price	-10% $1,007	-5% $963	+0% $918	+5% $874	+10% $829
Rent	-10% $715	-5% $817	+0% $918	+5% $1,020	+10% $1,121
Rate	-1.0pp $997	-0.5pp $958	base $918	+0.5pp $877	+1.0pp $836

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Tameron Pl Rosedale, MD	3.0	2.5	1720	$2,300	$1.34	3d	1	0.48mi
30 Morning Ct Rosedale, MD	3.0	3.5	1980	$3,350	$1.69	18d	1	0.51mi
5938 Clayton Ave Baltimore, MD	4.0	2.0	1296	$2,872	$2.22	17d	1	0.88mi
8212 Dorset Ave Rosedale, MD	4.0	1.5	1479	$2,250	$1.52	44d	1	0.91mi
5110 Kenwood Ave Baltimore, MD	3.0	1.5	1406	$2,500	$1.78	44d	1	0.92mi
8133 Bartholomew Ct Baltimore, MD	3.0	2.5	1600	$2,700	$1.69	24d	1	0.96mi
101 Elinor Ave Nottingham, MD	4.0	2.0	1476	$2,900	$1.96	44d	1	1.15mi
8501 Franklin Square Dr Baltimore, MD	1.0–3.0	1.0–2.0	950	$2,780	$2.93	2d	19	1.16mi
100 Elinor Ave Nottingham, MD	4.0	2.5	1800	$2,800	$1.56	24d	1	1.16mi
1732 Chesaco Ave Rosedale, MD	3.0	1.0	1260	$2,295	$1.82	44d	1	1.17mi
13 Bohn Ct Rosedale, MD	3.0	1.5	1566	$1,800	$1.15	44d	1	1.29mi
8006 Woodhaven Ct Rosedale, MD	4.0	3.0	1680	$3,200	$1.90	24d	1	1.30mi
8852 Pennsbury Pl Rosedale, MD	3.0	1.5	1400	$1,850	$1.32	24d	1	1.32mi
5307 Valiquet Ave Unit A Baltimore, MD	2.0	1.0	1672	$1,375	$0.82	44d	1	1.32mi
29 E Elm Ave Baltimore, MD	3.0	2.0	2052	$3,000	$1.46	5d	1	1.33mi

HOA detail

• Monthly dues: $59 · $708/yr

Listing history 7 events

1. 2026-04-01
   status Pending
2. 2026-03-18
   status Active
3. 2026-03-15
   historical
4. 2026-02-18
   price $157,500
5. 2026-01-16
   price $166,250
6. 2025-12-16
   listed $175,000 Active
7. 1979-01-03
   soldstatus $45,990

ⓘ 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: $1,945 · $162/mo
• Projected year-2 tax: $1,945 · $162/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 ≥103°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: $30,847
• − Mortgage interest: −$8,822
• − Property taxes: −$1,945
• − Insurance: −$788
• − Repairs & maintenance: −$2,468
• − Management: −$2,468
• − HOA: −$708
• − Depreciation: −$4,582
• Taxable income: $9,067
• Est. tax owed @ 24.0%: −$2,176
• After-tax cash flow: $8,841/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 — Rosedale

• Score: 81/100
• State rank: #37
• US rank: #1338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosedale, MD
• County: Baltimore County · 769,527 people
• City population: 30,851
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 31,425
• Household income: $91,693
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 887.0

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 0.66)
• Race & ethnicity: White 42% Black 38% Hispanic / Latino 9% Asian 7% Two or more races 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 1% Slovak 1%
• Foreign-born: 17% · Canada, India, South Korea
• Languages at home: 78% English-only · Spanish 7% Other Indo-European 4% 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: ▼ -151.40%
• Current HPI: 242.8057
• Rent YoY: ▲ 4.97%
• 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

+242.5% since first listed

7 events — show timeline

• 2026-04-01 Pending — BRIGHT MLS
• 2026-03-18 Relisted — BRIGHT MLS
• 2026-03-15 Listing Removed — BRIGHT MLS
• 2026-02-18 Price Changed $157,500 BRIGHT MLS
• 2026-01-16 Price Changed $166,250 BRIGHT MLS
• 2025-12-16 Listed $175,000 BRIGHT MLS
• 1979-01-03 Sold (Public Records) $45,990 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,945 · +2.9% YoY. Source: county tax records.