5424 Glenview Rd · Perry Hall, MD 21057

$359,900

4 bd · 3.0 ba · 3,069 sqft · SingleFamily public records · 25 Days on market

Built 1875 4.39 ac lot $117/sqft · 27% below area Est $494k · 27% 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 +9.5/30.0
• Livability +4.4/5.0
• 1% rule +2.8/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the peaceful Glen Arm section of Baltimore County, this extraordinary property offers a rare opportunity to restore and reimagine a truly unique estate. Set on nearly 5 private acres surrounded by mature trees, the home delivers exceptional space, character, and endless potential for renovation enthusiasts, investors, or buyers seeking a secluded retreat. Boasting approximately 3,000 square feet of living space across five levels — including a finished attic — the residence features generously sized rooms and a flexible layout ready for your vision. The expansive primary suite includes a private full bath and access to its own deck overlooking the serene wooded settin

Key facts

• Private acres
• Finished attic
• Primary suite

Tags

• PRIVATE ACRES
• MATURE TREES
• FINISHED ATTIC
• PRIMARY SUITE
• PRIVATE FULL BATH
• OUTDOOR DECKS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Water from a well; Private septic tank; Electric hot water; No municipal trash service
• Home design: Detached structure; Building is winterized; Major rehab needed
• Construction: Frame construction; Block foundation; Above-grade and below-grade other structures
• Exterior features: In-ground personal pool; Not located in a federal flood zone

Interior

• Bedrooms: Three bedrooms on the upper level; One bedroom on the main level
• Bathrooms: Two full bathrooms (both on the upper level / total full baths: 2)
• Heating & cooling: Forced air heating (natural gas); Ceiling fans for cooling (electric)
• Interior features: Not furnished; Basement with interior access and rear entrance; Basement includes space for rooms, a workshop, and is partially finished

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-249 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (22.2% below list).
• Recommended offer: $280k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.2% in Perry Hall — 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 87/100 on livability (#8 in MD, #313 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living C-, 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: 17 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $11k 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

• It's been on market 25 days — a 2% lower offer ($355k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,000 (22.2% 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. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.78% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.97%
• DSCR: 0.87
• GRM: 10.7

CMA / ARV

• ARV (median comp): $493,798
• List price: $359,900
• Delta: -27.12%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9721 Hickoryhurst Dr	0.69mi	4/4.0	2,734 (-11%)	6mo	$492,500	$180	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.26×
• Total profit: $-74,175
• Equity at exit: $53,662

10-year hold

• IRR: -14.8%
• Equity multiple: 0.16×
• Total profit: $-84,934
• Equity at exit: $31,118

Cash invested: $100,772 (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 21057

• Home prices YoY: -18.5%
• Active inventory: 17
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,887
• Tax from tax record: −$424 /mo · $5,089/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-249

Break-even live

Break-even rent $3,116

Max offer price $315,849

Occupancy floor —

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4117 Baker Ln Nottingham, MD	4.0	4.0	3100	$2,800	$0.90	17d	1	1.37mi

Listing history 7 events

1. 2026-06-07
   statusdays on market $359,900 Pending 25 DOM
2. 2026-06-04
   days on market $359,900 Active 23 DOM
3. 2026-06-03
   days on market $359,900 Active 22 DOM
4. 2026-06-02
   days on market $359,900 Active 21 DOM
5. 2026-06-01
   days on market $359,900 Active 20 DOM
6. 2026-05-31
   days on market $359,900 Active 19 DOM
7. 2026-05-12
   listed $359,900 Active 1207-char remark

ⓘ 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: $5,089 · $424/mo
• Projected year-2 tax: $5,089 · $424/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 4/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥105°F today · 13 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: $33,600
• − Mortgage interest: −$20,160
• − Property taxes: −$5,089
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$10,470
• Taxable loss: −$9,294
• Est. tax savings @ 24.0%: +$2,231
• After-tax cash flow: $-762/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 — Perry Hall

• Score: 87/100
• State rank: #8
• US rank: #313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,501
• Population (ZIP): 4,463

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Black 5% Two or more races 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 7% Italian 2% Slovak 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 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: ▼ -53.75%
• Current HPI: 237.2063
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-06-06 Pending — BRIGHT MLS
• 2026-05-12 Listed $359,900 BRIGHT MLS

Property tax history

+1.7%/yr

Latest (2025): $5,089 · +5.0% YoY. Source: county tax records.