8501 Chestnut Oak · Parkville, MD 21234

$279,000

4 bd · 2.0 ba · 1,862 sqft · Townhouse public records · 1 Days on market

Built 1949 3,484 sqft lot Est $333k · 16% 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 +15.1/30.0
• ARV discount +14.8/15.0
• DSCR +4.6/10.0
• Rent growth +4.2/5.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this EOG brick townhouse w/ 3 beds & 2 full baths. Huge family room addition, front patio, separate first floor laundry and storage area. Central vac included, plus parking pad, space for a garden and a wood privacy fence.

Key facts

• New bathrooms
• New floor
• New roof

Tags

• RENOVATED TWIN TOWNHOME
• NEW HVAC SYSTEM
• NEW FLOOR
• NEW ROOF
• NEW BATHROOMS
• NEW KITCHEN APPLIANCES

Property features AI

Finance

• Financial info: Land assessed value listed; Tax information available

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: End of row townhouse; Fee simple ownership; Finished above-grade area approximately 1,700 (estimated)
• Construction: Brick construction; Permanent foundation; Other structures above and below grade; Year built source: assessor
• Exterior features: Tidal water: none; Total below-grade finished area approximately 162

Interior

• Bedrooms: Three bedrooms on the first upper level; One bedroom on the main level
• Bathrooms: Two full bathrooms total (one on main level, one on first upper level)
• Heating & cooling: 90% forced air heating; Electric cooling (other type)
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $279k.

Deal economics

• At list price, monthly cash flow is $27 ($319/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 $249k (10.6% below list).
• Recommended offer: $249k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.3% in Parkville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 77/100 on livability (#77 in MD, #2,839 nationally) — a middle-class / working-renter tenant base. 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: Oakleigh Elementary (math 9% / reading 12%, grade F, #590 of 860 statewide, top 70%, 502 students, 67% FRL); Pine Grove Middle (math 11% / reading 42%, grade F, #86 of 225 statewide, top 40%, 916 students, 56% FRL); Loch Raven High (math 17% / reading 57%, grade F, #141 of 222 statewide, top 63%, 891 students, 56% FRL) — zoned schools average 60% FRL vs 39% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.7%/yr); 234 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $8k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y ago; this cycle's ask is 55% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $140k; list at $279k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $249,308 (10.6% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $333,298
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1738 Redwood	0.17mi	3/2.0 (-1)	1,632 (-12%)	1mo	$255,000	$156	65
8222 Pleasant Plains Rd	0.64mi	3/2.0 (-1)	1,800 (-3%)	1mo	$392,000	$218	59
8217 Pleasant Plains Rd	0.65mi	3/2.0 (-1)	1,800 (-3%)	6mo	$250,000	$139	54
1582 Cottage Ln	0.66mi	3/1.0 (-1)	1,800 (-3%)	2mo	$250,000	$139	53
1569 Glen Keith Blvd	0.74mi	3/2.0 (-1)	1,830 (-2%)	7mo	$310,000	$169	52
1603 Thetford Rd	0.43mi	3/2.0 (-1)	1,620 (-13%)	3mo	$338,000	$209	51
1637 Cottage Ln	0.65mi	3/2.0 (-1)	1,705 (-8%)	3mo	$300,000	$176	48
8415 Pleasant Plns	0.49mi	3/1.5 (-1)	1,620 (-13%)	2mo	$291,000	$180	46
2200 Ellen Ave	0.68mi	3/1.5 (-1)	1,728 (-7%)	4mo	$275,000	$159	46
1859 Loch Shiel Rd	0.61mi	3/2.0 (-1)	1,708 (-8%)	9mo	$317,000	$186	45
8151 Clyde Bank Rd	0.75mi	5/2.0 (+1)	2,037 (+9%)	7mo	$365,000	$179	39
1574 Glen Keith Blvd	0.72mi	3/2.0 (-1)	2,140 (+15%)	2mo	$392,000	$183	35

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: -11.6%
• Equity multiple: 0.57×
• Total profit: $-33,897
• Equity at exit: $41,600

10-year hold

• IRR: 2.3%
• Equity multiple: 1.19×
• Total profit: $15,228
• Equity at exit: $24,123

Cash invested: $78,120 (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: 234
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,493 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$297 /mo · $3,565/yr
• Insurance: −$116
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $27

Break-even live

Break-even rent $2,459

Max offer price $279,000

Occupancy floor 94%

Sensitivity live

Price	-10% $185	-5% $106	+0% $27	+5% $-52	+10% $-131
Rent	-10% $-170	-5% $-72	+0% $27	+5% $125	+10% $224
Rate	-1.0pp $167	-0.5pp $98	base $27	+0.5pp $-46	+1.0pp $-119

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1726 Redwood Ave Parkville, MD	4.0	2.0	1435	$2,250	$1.57	19d	1	0.12mi
1714 Pin Oak Rd Parkville, MD	3.0	1.0	1534	$2,800	$1.83	7d	1	0.14mi
8533 Oak Rd Parkville, MD	3.0	2.0	1480	$2,100	$1.42	45d	1	0.19mi
1717 Northview Rd Parkville, MD	3.0	1.5	1260	$1,980	$1.57	7d	1	0.19mi
8623 Willow Oak Rd Parkville, MD	3.0	2.0	1395	$2,700	$1.94	45d	1	0.21mi
8340 Edgedale Rd Parkville, MD	3.0	2.0	1260	$2,400	$1.90	7d	1	0.21mi
1726 Yakona Rd Unit A Parkville, MD	3.0	1.0	1865	$1,400	$0.75	45d	1	0.25mi
8650 Rock Oak Rd Parkville, MD	4.0	2.0	1800	$3,108	$1.73	45d	1	0.27mi
1644 Yakona Rd Towson, MD	3.0	2.0	1600	$2,500	$1.56	19d	1	0.29mi
8505 Pleasant Plains Rd Towson, MD	3.0	2.0	1580	$2,500	$1.58	19d	1	0.38mi
8616 Pleasant Plains Rd Towson, MD	3.0	2.0	1580	$2,490	$1.58	16d	1	0.40mi
1583 Doxbury Rd Towson, MD	4.0	2.0	1920	$3,000	$1.56	7d	1	0.43mi
1612 Hardwick Rd Towson, MD	4.0	2.0	1275	$2,450	$1.92	4d	1	0.44mi
8426 Pleasant Plains Rd Towson, MD	3.0	1.5	1920	$2,500	$1.30	19d	1	0.48mi
8339 Wyton Rd Towson, MD	4.0	2.0	1520	$2,534	$1.67	26d	1	0.48mi
1809 Glen Ridge Rd Towson, MD	3.0	1.5	1640	$2,100	$1.28	45d	1	0.52mi
8592 Quentin Ave Parkville, MD	3.0	1.5	1440	$2,100	$1.46	7d	1	0.53mi
8309 Pleasant Plains Rd Towson, MD	3.0	1.0	1350	$3,000	$2.22	45d	1	0.56mi
1929 Edgewood Rd Unit 1929 Towson, MD	3.0	2.0	1700	$2,350	$1.38	13d	1	0.60mi
8130 Kirkwall Ct Towson, MD	3.0	1.5	1280	$2,625	$2.05	26d	1	0.80mi
8768 Cimarron Cir Parkville, MD	4.0	1.5	1752	$2,395	$1.37	26d	1	0.85mi
1376 Halstead Rd Parkville, MD	3.0	1.0	1440	$2,400	$1.67	26d	1	0.89mi
8500 Arry Pl Parkville, MD	3.0	2.5	2100	$2,500	$1.19	45d	1	0.98mi
15 Treeway Ct Towson, MD	1.0–3.0	1.0–2.0	1100	$2,342	$2.13	0d	25	1.06mi
931 Beaverbank Cir Towson, MD	3.0	2.0	1725	$2,500	$1.45	45d	1	1.07mi
1127 Deanwood Rd Parkville, MD	3.0	2.0	1730	$2,350	$1.36	45d	1	1.17mi
23 Roger Valley Ct Parkville, MD	3.0	3.5	1678	$2,850	$1.70	7d	1	1.19mi
23 Roger Valley Ct Unit 1 Parkville, MD	3.0	4.0	1678	$2,850	$1.70	7d	1	1.19mi
6906 Donachie Rd Baltimore, MD	1.0–3.0	1.0–2.0	1102	$2,363	$2.14	0d	34	1.23mi
7202 Sindall Rd Unit 7202 Parkville, MD	3.0	1.0	1350	$1,850	$1.37	45d	1	1.33mi
1112 Ivywood Ln Towson, MD	1.0–3.0	1.0–2.0	1191	$2,775	$2.33	0d	31	1.34mi
2518 Linwood Rd Parkville, MD	3.0	1.5	1946	$2,200	$1.13	18d	1	1.44mi

Listing history 3 events

1. 2026-06-22
   remarks 250-char remark
2. 2026-06-21
   remarks 248-char remark
3. 2026-06-21
   listed $279,000 Coming Soon 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: $3,565 · $297/mo
• Projected year-2 tax: $3,565 · $297/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 8/10 Severe FEMA zone X (unshaded) · 99% 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 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,917
• − Mortgage interest: −$15,628
• − Property taxes: −$3,565
• − Insurance: −$2,192
• − Repairs & maintenance: −$2,393
• − Management: −$2,393
• − Depreciation: −$8,116
• Taxable loss: −$4,372
• Est. tax savings @ 24.0%: +$1,049
• After-tax cash flow: $1,369/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 — Parkville

• Score: 77/100
• State rank: #77
• US rank: #2839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parkville, 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

+1043.4% since first listed

18 events — show timeline

• 2026-06-20 Coming Soon $279,000 BRIGHT MLS
• 2026-05-19 Sold (Public Records) $140,000 Public Records
• 2026-04-03 Listing Removed — BRIGHT MLS
• 2026-03-17 Contingent — BRIGHT MLS
• 2026-03-10 Listed $179,900 BRIGHT MLS
• 2026-03-01 Coming Soon — BRIGHT MLS
• 2016-10-25 Sold (Public Records) $116,500 Public Records
• 2016-09-29 Sold (MLS) $116,500 BRIGHT MLS
• 2016-09-29 Sold (MLS) $116,500 MRIS
• 2016-08-22 Pending — MRIS
• 2016-08-20 Listing Removed — BRIGHT MLS
• 2016-08-15 Listed $112,000 MRIS
• 2016-08-15 Listed $112,000 BRIGHT MLS
• 2004-06-24 Sold (Public Records) $119,900 Public Records
• 2004-05-27 Sold (MLS) $119,900 MRIS
• 2004-04-07 Delisted — MRIS
• 2004-04-02 Listed $119,900 MRIS
• 1977-02-28 Sold (Public Records) $24,400 Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,565 · +8.8% YoY. Source: county tax records.