625 Glynlee Ct · Reisterstown, MD 21136

$280,000

3 bd · 2.5 ba · 1,500 sqft · Townhouse public records · 22 Days on market

Built 1985 1,841 sqft lot Est $276k · at est.

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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).

• Cash flow +12.9/30.0
• ARV discount +6.8/15.0
• Rent growth +4.2/5.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Key facts

• Large deck
• Dead end street
• Built 1985

Tags

• LARGE DECK
• DEAD END STREET

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Cable TV available
• Home design: Interior townhouse/rowhouse; Combination brick and vinyl siding exterior
• Construction: Combination of brick and vinyl siding construction; Concrete perimeter foundation; Double-pane windows with screens
• Exterior features: Sidewalks; Deck(s); Patio(s); Partially fenced yard; Outside and rear entrances to basement; Walkout basement (partially finished)

Interior

• Kitchen: Dishwasher; Disposal; Electric oven/range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump heating; Central air; Ceiling fans; Electric heating and cooling systems; Electric hot water
• Interior features: Combination kitchen and dining area; Window treatments; Traditional floor plan; Sliding glass and storm doors
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $280k.

Deal economics

• At list price, monthly cash flow is $-20 ($-238/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (18.5% below list).
• Recommended offer: $228k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.5% in Reisterstown — 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 72/100 on livability (#147 in MD) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: schools D+, crime F, amenities 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 (+6.7%/yr); 150 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $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

• It's been on market 22 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $93k; list at $280k implies a 201% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,267 (18.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $276,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12325 Boncrest Dr	0.08mi	3/1.5	1,540 (+3%)	4mo	$277,000	$180	85
26 Bonbon Ct	0.22mi	3/1.5	1,540 (+3%)	4mo	$280,000	$182	78
17 Craftsman Ct	0.10mi	4/2.5 (+1)	1,620 (+8%)	3mo	$320,000	$198	74
616 Saint Georges Station Rd	0.15mi	3/2.0	1,400 (-7%)	7mo	$290,000	$207	74
736 Kennington Rd #736	0.45mi	2/2.0 (-1)	1,440 (-4%)	1mo	$245,000	$170	64
1 Brampton Ct	0.25mi	3/2.5	1,710 (+14%)	5mo	$365,000	$213	60
611 Brickston Rd	0.38mi	3/2.5	1,344 (-10%)	7mo	$325,000	$242	59
409 Fox View Ct	0.48mi	3/1.5	1,580 (+5%)	7mo	$235,000	$149	59
10944 Baskerville Rd	0.33mi	4/3.5 (+1)	1,662 (+11%)	5mo	$380,000	$229	53
29 Hunting Horn Cir	0.51mi	2/3.0 (-1)	1,640 (+9%)	5mo	$290,000	$177	50
1 Glyndale Ct	0.66mi	3/2.0	1,710 (+14%)	1mo	$315,000	$184	43
5 Cherry Tree Ct	0.73mi	3/1.5	1,712 (+14%)	8mo	$290,000	$169	32

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 · 6.73% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.52×
• Total profit: $-37,784
• Equity at exit: $41,749

10-year hold

• IRR: 0.7%
• Equity multiple: 1.06×
• Total profit: $4,713
• Equity at exit: $24,209

Cash invested: $78,400 (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 21136

• Rents YoY: 6.7%
• Active inventory: 150
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,283 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$238 /mo · $2,858/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-20

Break-even live

Break-even rent $2,308

Max offer price $276,490

Occupancy floor 96%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12308 Bonfire Dr Reisterstown, MD	3.0	3.0	1540	$2,630	$1.71	43d	1	0.03mi
16 Craftsman Ct Reisterstown, MD	3.0	2.5	1420	$2,200	$1.55	43d	1	0.08mi
13 Craftsman Ct Reisterstown, MD	2.0	2.5	1120	$2,199	$1.96	2d	1	0.11mi
12367 Boncrest Dr Reisterstown, MD	3.0	2.5	1840	$2,399	$1.30	2d	1	0.16mi
12390 Boncrest Dr Reisterstown, MD	3.0	2.5	1540	$2,700	$1.75	2d	1	0.20mi
40 Bon Oak Ct Reisterstown, MD	3.0	1.5	1540	$2,000	$1.30	24d	1	0.35mi
26 Wessex Ct Reisterstown, MD	4.0	3.5	1780	$2,875	$1.62	43d	1	0.47mi
632 Kennington Rd #632 Reisterstown, MD	2.0	2.0	1122	$2,000	$1.78	17d	1	0.47mi
605 Shirley Manor Rd Reisterstown, MD	4.0	2.0	1808	$2,800	$1.55	43d	1	0.99mi
32 Mission Wood Way Reisterstown, MD	2.0	1.0	1478	$1,650	$1.12	43d	1	1.09mi
437 Woodhill Dr Owings Mills, MD	3.0	2.5	1320	$2,395	$1.81	43d	1	1.20mi
133 Hammershire Rd Unit C Reisterstown, MD	3.0	2.0	1812	$2,300	$1.27	17d	1	1.21mi
401 Chartley Park Rd Reisterstown, MD	1.0–3.0	1.0–2.0	1266	$2,155	$1.70	1d	42	1.22mi
263 Hammershire Rd Unit 263 Reisterstown, MD	2.0	1.5	1168	$1,950	$1.67	43d	1	1.23mi
38 Glyndon Gate Way Reisterstown, MD	3.0	3.5	2016	$2,799	$1.39	3d	1	1.25mi
10 Brookebury Dr Reisterstown, MD	1.0–3.0	1.0–1.5	931	$1,920	$2.06	1d	53	1.39mi
208 Persimmon Cir Reisterstown, MD	3.0	2.5	1660	$2,700	$1.63	5d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $280,000 Active 22 DOM
2. 2026-06-17
   days on market $280,000 Active 21 DOM
3. 2026-06-16
   days on market $280,000 Active 20 DOM
4. 2026-06-15
   days on market $280,000 Active 19 DOM
5. 2026-06-13
   days on market $280,000 Active 17 DOM
6. 2026-06-09
   days on market $280,000 Active 13 DOM
7. 2026-06-08
   days on market $280,000 Active 12 DOM
8. 2026-06-07
   days on market $280,000 Active 11 DOM
9. 2026-06-04
   days on market $280,000 Active 8 DOM
10. 2026-06-03
    days on market $280,000 Active 7 DOM
11. 2026-06-02
    days on market $280,000 Active 6 DOM
12. 2026-06-01
    days on market $280,000 Active 5 DOM
13. 2026-05-31
    days on market $280,000 Active 4 DOM
14. 2026-05-27
    listed $280,000 Active
15. 1999-06-29
    soldstatus $92,900
16. 1999-06-23
    soldstatus $92,900
17. 1999-05-01
    historical
18. 1999-03-29
    listed $92,900
19. 1993-10-20
    soldstatus $86,900
20. 1987-10-06
    soldstatus $66,000

ⓘ 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: $2,858 · $238/mo
• Projected year-2 tax: $2,955 · $246/mo
• Expected delta: +$97/yr (+$8/mo · 3.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,392
• − Mortgage interest: −$15,684
• − Property taxes: −$2,858
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − Depreciation: −$8,145
• Taxable loss: −$5,078
• Est. tax savings @ 24.0%: +$1,219
• After-tax cash flow: $980/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 — Reisterstown

• Score: 72/100
• State rank: #147
• US rank: #6349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Baltimore County · 769,527 people
• City population: 32,088
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 32,088
• Household income: $118,500
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 1003.0

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 0.62)
• Race & ethnicity: White 55% Black 25% Asian 8% Hispanic / Latino 7% Two or more races 5%
• Common ancestry: Romanian 3% Italian 3% Scotch-Irish 2%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 81% English-only · Other Indo-European 6% Russian/Polish/Slavic 4% 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: ▼ -289.71%
• Current HPI: 240.465
• Rent YoY: ▲ 6.73%
• 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

+324.2% since first listed

7 events — show timeline

• 2026-05-27 Listed $280,000 BRIGHT MLS
• 1999-06-29 Sold (Public Records) $92,900 Public Records
• 1999-06-23 Sold (MLS) $92,900 MRIS
• 1999-05-01 Delisted — MRIS
• 1999-03-29 Listed $92,900 MRIS
• 1993-10-20 Sold (Public Records) $86,900 Public Records
• 1987-10-06 Sold (Public Records) $66,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,858 · +2.6% YoY. Source: county tax records.