7200 N Charles St · Lutherville, MD 21093

$398,000

5 bd · 3.0 ba · 2,002 sqft · SingleFamily public records · 3 Days on market

Built 1956 8,712 sqft lot Est $555k · 28% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.2/10.0
• Livability +4.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS 4 LEVEL SPLIT IN EXCELLENT SCHOOL DISTRICT PROVIDES THE PERFECT LOCATION FOR EASY ACCESS TO HOSPITALS, TOWSON, DULANEY VALLEY, ETC. BRING TOOLS, PAINT, CARPET AND YOUR CREATIVITY TO MAKE THIS DIAMOND IN THE ROUGH ONCE AGAIN A SPARKLING GEM. PROPERTY NEEDS WORK AND IS BEING SOLD AS IS--SELLER CAN MAKE NO REPAIRS. ALL INSPECTIONS FOR INFORMATIONAL PURPOSES ONLY. * THIS IS NOT A SHORT SALE *

Key facts

• 8,712 sq ft lot
• 4 parking spots
• Built 1956

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Driveway parking for four vehicles; Total of four garage and parking spaces
• Utilities: Public water; Public sewer; Natural gas available; Cable TV available; Cable and fiber optic internet; Natural gas hot water
• Home design: Detached home; Estimated year built
• Construction: Brick and combination exterior materials; Brick/mortar foundation; Asphalt roof
• Exterior features: Detached structure; Tidal water not present

Interior

• Bedrooms: Three bedrooms on the upper level; Two bedrooms on the lower level
• Flooring: Hardwood floors
• Bathrooms: Three full bathrooms (two on the upper level, one on the lower level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: 9' plus ceilings; Walkout basement

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $398k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $398k).

Location & tenants

• Location reads 90/100 on livability (#2 in MD, #70 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: 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: 153 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,511 units permitted in Baltimore County in 2024 (643 in 5+ unit buildings).
• This rent runs 39% of the median local income ($126k/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 $3k of loan paydown is wiped out by about $12k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago; this cycle's ask is 53% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $205k; list at $398k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $398,000

Questions for the listing agent

1. Built in 1956 — 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: 1.02% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $554,554
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8201 Boman Ct	0.52mi	4/2.5 (-1)	2,168 (+8%)	1mo	$670,000	$309	54
1042 Marleigh Cir	0.37mi	4/2.5 (-1)	2,184 (+9%)	18mo	$390,000	$179	46
8511 Valleyfield Rd	0.74mi	4/2.0 (-1)	2,047 (+2%)	11mo	$490,000	$239	44
1707 Notre Dame Ave	0.62mi	4/3.5 (-1)	1,998 (-0%)	24mo	$650,000	$325	44
1615 Trebor Ct	0.52mi	4/3.5 (-1)	2,290 (+14%)	4mo	$582,500	$254	41
1012 Kenilworth Dr	0.49mi	4/2.0 (-1)	1,704 (-15%)	3mo	$525,000	$308	41
517 Hilltop Dr	0.70mi	4/3.5 (-1)	2,280 (+14%)	14mo	$631,000	$277	26
505 Hilltop Dr	0.69mi	4/2.0 (-1)	1,720 (-14%)	21mo	$416,500	$242	18
1808 Greenspring Dr	0.75mi	4/2.5 (-1)	2,295 (+15%)	23mo	$744,620	$324	15

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-28,770
• Equity at exit: $59,343

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $20,965
• Equity at exit: $34,412

Cash invested: $111,440 (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 21093

• Active inventory: 153
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $4,078 medium
• Mortgage (P&I): −$2,087
• Tax from tax record: −$408 /mo · $4,899/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$856
• Net cashflow: $561

Break-even live

Break-even rent $3,369

Max offer price $398,000

Occupancy floor 81%

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: $99,500
• Closing costs: $11,940
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8209 Ruxton Crossing Ct Towson, MD	4.0	3.5	2860	$5,400	$1.89	24d	1	0.37mi
28 Othoridge Rd Lutherville Timonium, MD	4.0	2.0	1640	$2,975	$1.81	5d	1	0.59mi
1144 York Rd Lutherville Timonium, MD	5.0	2.0	2000	$4,500	$2.25	43d	1	0.82mi
114 E Seminary Ave Lutherville Timonium, MD	4.0	3.0	1690	$3,200	$1.89	24d	1	1.16mi

Listing history 21 events

1. 2026-06-15
   statusdays on market $398,000 Pending 3 DOM
2. 2026-06-13
   statusdays on market $398,000 Active 2 DOM
3. 2026-06-09
   days on market $398,000 Coming Soon 13 DOM
4. 2026-06-08
   days on market $398,000 Coming Soon 12 DOM
5. 2026-06-07
   days on market $398,000 Coming Soon 11 DOM
6. 2026-06-04
   days on market $398,000 Coming Soon 8 DOM
7. 2026-06-03
   days on market $398,000 Coming Soon 7 DOM
8. 2026-06-02
   days on market $398,000 Coming Soon 6 DOM
9. 2026-06-01
   days on market $398,000 Coming Soon 5 DOM
10. 2026-05-31
    days on market $398,000 Coming Soon 4 DOM
11. 2026-05-28
    historical $398,000
12. 2016-01-22
    soldstatus $205,000
13. 2016-01-15
    historical 400-char remark

    Show marketing remark (400 chars)

    SPACIOUS 4 LEVEL SPLIT IN EXCELLENT SCHOOL DISTRICT PROVIDES THE PERFECT LOCATION FOR EASY ACCESS TO HOSPITALS, TOWSON, DULANEY VALLEY, ETC. BRING TOOLS, PAINT, CARPET AND YOUR CREATIVITY TO MAKE THIS DIAMOND IN THE ROUGH ONCE AGAIN A SPARKLING GEM. PROPERTY NEEDS WORK AND IS BEING SOLD AS IS--SELLER CAN MAKE NO REPAIRS. ALL INSPECTIONS FOR INFORMATIONAL PURPOSES ONLY. * THIS IS NOT A SHORT SALE *

14. 2016-01-15
    soldstatus $205,000 Sold 400-char remark

    Show marketing remark (400 chars)

    SPACIOUS 4 LEVEL SPLIT IN EXCELLENT SCHOOL DISTRICT PROVIDES THE PERFECT LOCATION FOR EASY ACCESS TO HOSPITALS, TOWSON, DULANEY VALLEY, ETC. BRING TOOLS, PAINT, CARPET AND YOUR CREATIVITY TO MAKE THIS DIAMOND IN THE ROUGH ONCE AGAIN A SPARKLING GEM. PROPERTY NEEDS WORK AND IS BEING SOLD AS IS--SELLER CAN MAKE NO REPAIRS. ALL INSPECTIONS FOR INFORMATIONAL PURPOSES ONLY. * THIS IS NOT A SHORT SALE *

15. 2016-01-15
    soldstatus $205,000 400-char remark

    Show marketing remark (400 chars)

    SPACIOUS 4 LEVEL SPLIT IN EXCELLENT SCHOOL DISTRICT PROVIDES THE PERFECT LOCATION FOR EASY ACCESS TO HOSPITALS, TOWSON, DULANEY VALLEY, ETC. BRING TOOLS, PAINT, CARPET AND YOUR CREATIVITY TO MAKE THIS DIAMOND IN THE ROUGH ONCE AGAIN A SPARKLING GEM. PROPERTY NEEDS WORK AND IS BEING SOLD AS IS--SELLER CAN MAKE NO REPAIRS. ALL INSPECTIONS FOR INFORMATIONAL PURPOSES ONLY. * THIS IS NOT A SHORT SALE *

16. 2015-12-05
    status Contingent (No Kick Out) 400-char remark

    Show marketing remark (400 chars)

    SPACIOUS 4 LEVEL SPLIT IN EXCELLENT SCHOOL DISTRICT PROVIDES THE PERFECT LOCATION FOR EASY ACCESS TO HOSPITALS, TOWSON, DULANEY VALLEY, ETC. BRING TOOLS, PAINT, CARPET AND YOUR CREATIVITY TO MAKE THIS DIAMOND IN THE ROUGH ONCE AGAIN A SPARKLING GEM. PROPERTY NEEDS WORK AND IS BEING SOLD AS IS--SELLER CAN MAKE NO REPAIRS. ALL INSPECTIONS FOR INFORMATIONAL PURPOSES ONLY. * THIS IS NOT A SHORT SALE *

17. 2015-12-05
    historical 400-char remark

    Show marketing remark (400 chars)

    SPACIOUS 4 LEVEL SPLIT IN EXCELLENT SCHOOL DISTRICT PROVIDES THE PERFECT LOCATION FOR EASY ACCESS TO HOSPITALS, TOWSON, DULANEY VALLEY, ETC. BRING TOOLS, PAINT, CARPET AND YOUR CREATIVITY TO MAKE THIS DIAMOND IN THE ROUGH ONCE AGAIN A SPARKLING GEM. PROPERTY NEEDS WORK AND IS BEING SOLD AS IS--SELLER CAN MAKE NO REPAIRS. ALL INSPECTIONS FOR INFORMATIONAL PURPOSES ONLY. * THIS IS NOT A SHORT SALE *

18. 2015-11-05
    price $220,000 400-char remark

    Show marketing remark (400 chars)

    SPACIOUS 4 LEVEL SPLIT IN EXCELLENT SCHOOL DISTRICT PROVIDES THE PERFECT LOCATION FOR EASY ACCESS TO HOSPITALS, TOWSON, DULANEY VALLEY, ETC. BRING TOOLS, PAINT, CARPET AND YOUR CREATIVITY TO MAKE THIS DIAMOND IN THE ROUGH ONCE AGAIN A SPARKLING GEM. PROPERTY NEEDS WORK AND IS BEING SOLD AS IS--SELLER CAN MAKE NO REPAIRS. ALL INSPECTIONS FOR INFORMATIONAL PURPOSES ONLY. * THIS IS NOT A SHORT SALE *

19. 2015-10-17
    listed $259,900 Active 400-char remark

    Show marketing remark (400 chars)

    SPACIOUS 4 LEVEL SPLIT IN EXCELLENT SCHOOL DISTRICT PROVIDES THE PERFECT LOCATION FOR EASY ACCESS TO HOSPITALS, TOWSON, DULANEY VALLEY, ETC. BRING TOOLS, PAINT, CARPET AND YOUR CREATIVITY TO MAKE THIS DIAMOND IN THE ROUGH ONCE AGAIN A SPARKLING GEM. PROPERTY NEEDS WORK AND IS BEING SOLD AS IS--SELLER CAN MAKE NO REPAIRS. ALL INSPECTIONS FOR INFORMATIONAL PURPOSES ONLY. * THIS IS NOT A SHORT SALE *

20. 2015-10-17
    listed $220,000 400-char remark

    Show marketing remark (400 chars)

    SPACIOUS 4 LEVEL SPLIT IN EXCELLENT SCHOOL DISTRICT PROVIDES THE PERFECT LOCATION FOR EASY ACCESS TO HOSPITALS, TOWSON, DULANEY VALLEY, ETC. BRING TOOLS, PAINT, CARPET AND YOUR CREATIVITY TO MAKE THIS DIAMOND IN THE ROUGH ONCE AGAIN A SPARKLING GEM. PROPERTY NEEDS WORK AND IS BEING SOLD AS IS--SELLER CAN MAKE NO REPAIRS. ALL INSPECTIONS FOR INFORMATIONAL PURPOSES ONLY. * THIS IS NOT A SHORT SALE *

21. 1987-02-05
    soldstatus $99,500

ⓘ 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: $4,899 · $408/mo
• Projected year-2 tax: $4,899 · $408/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 5/10 Major 26% 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: $48,942
• − Mortgage interest: −$22,294
• − Property taxes: −$4,899
• − Insurance: −$1,990
• − Repairs & maintenance: −$3,915
• − Management: −$3,915
• − Depreciation: −$11,578
• Taxable income: $350
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $6,645/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 — Lutherville

• Score: 90/100
• State rank: #2
• US rank: #70

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lutherville, MD
• County: Baltimore County · 769,527 people
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 39,100
• Household income: $125,528
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 1031.0

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 (77%)
• Race & ethnicity: White 77% Asian 10% Two or more races 6% Black 5% Hispanic / Latino 5%
• Common ancestry: Romanian 5% Iranian 2% Italian 2%
• Foreign-born: 12% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 4% Other Indo-European 3% Spanish 3%

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: ▼ -285.37%
• Current HPI: 246.475
• Rent YoY: —
• 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

+300.0% since first listed

11 events — show timeline

• 2026-05-28 Coming Soon $398,000 BRIGHT MLS
• 2016-01-22 Sold (Public Records) $205,000 Public Records
• 2016-01-15 Delisted — MRIS
• 2016-01-15 Sold (MLS) $205,000 BRIGHT MLS
• 2016-01-15 Sold (MLS) $205,000 MRIS
• 2015-12-05 Pending — MRIS
• 2015-12-05 Listing Removed — BRIGHT MLS
• 2015-11-05 Price Changed $220,000 MRIS
• 2015-10-17 Listed $259,900 MRIS
• 2015-10-17 Listed $220,000 BRIGHT MLS
• 1987-02-05 Sold (Public Records) $99,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $4,899 · +3.2% YoY. Source: county tax records.