Real Estate Investing in Church Hill, Maryland (21623)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 21623 (Church Hill, MD)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Church Hill, MD (21623)?
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Market Analysis: 21623 Church Hill
The 21623 ZIP in Church Hill, MD is a local-operator market. Outside capital chasing a $458K entry has to pair deep knowledge with the discount.
Rent of $1,593/mo on a $458K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 21623 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 21623 among MD's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A significant renter share of 17% in 21623 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 21623 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Church Hill:
Market Trends
Home Value History (with trend line)
📊 How Does 21623 Compare?
| Metric | 21623 | Church Hill | Baltimore-Columbia-Towson, MD | Maryland |
|---|---|---|---|---|
| Home Value | $457,506 | $457,506 | N/A | $424,997 |
| 5-Year CAGR | 4.1% | 4.1% | N/A | 4.9% |
| Avg Rent | $1,593 | $1,593 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 21623 (Church Hill, MD). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $457,506 |
| Monthly Rent | $1,593 |
| Price-to-Rent | 23.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +6.7% ▲ |
| 3-Year CAGR | +5.1% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 21623
Population: 2,482
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 21623
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How much do tenants pay in Church Hill, MD?
Investors in Church Hill, MD typically see rents near $1,593/mo per month against $458K home values - a solid setup for rental cash flow.
Does Church Hill, MD favor landlords or tenants?
Church Hill, MD falls under MD landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What is the best play in Church Hill, MD?
The best-fit strategy in Church Hill, MD is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Does house hacking make sense in Church Hill, MD?
The a challenging house-hack environment in Church Hill, MD reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
How tight is the rental market in Church Hill, MD?
Church Hill, MD sees elevated vacancy, which is reasonable relative to the broader MD rental market.
You know 21623 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 21623 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 21623 ranks in Baltimore-Columbia-Towson, MD
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