2933 Hudson St · Baltimore, MD 21224

$229,900

2 bd · 1.0 ba · 1,120 sqft · Townhouse public records · 101 Days on market

Built 1910 871 sqft lot Est $291k · 21% 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).

• Cash flow +15.2/30.0
• ARV discount +15.0/15.0
• 1% rule +4.8/10.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2933 Hudson Street, a three-story rowhome ideally located in the heart of highly sought-after Canton, just steps from the area’s best dining, shopping, and waterfront attractions. The main level offers an open-concept layout perfect for entertaining, featuring hardwood floors throughout the living and dining areas and an eat-in kitchen with ceramic tile flooring and stainless-steel appliances. Step right outside from the kitchen to a spacious rear deck, ideal for BBQs, outdoor dining, or simply unwinding after a long day. The upper levels provide two private bedrooms, convenient upper-level laundry, and a top-floor primary suite complete with an ensuite bath and jacuzzi tub

Key facts

• Eat-in kitchen
• Hardwood floors
• Spacious rear deck

Tags

• OPEN-CONCEPT LAYOUT
• HARDWOOD FLOORS
• EAT-IN KITCHEN
• CERAMIC TILE FLOORING
• STAINLESS-STEEL APPLIANCES
• SPACIOUS REAR DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $80 ($957/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 $225k (2.3% below list).
• Recommended offer: $209k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#90 in MD, #3,396 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: schools D, crime F.
• Baltimore City Public Schools (urban): math 7% / reading 16% proficiency, ranked #24 of 24 in MD (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.3%/yr); 391 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 30% of the median local income ($89k/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 $7k of value loss. Plan a longer hold.
• Baltimore County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $209,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.49%
• DSCR: 1.07
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $291,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2933 Hudson St	0.00mi	2/2.0	1,120 (0%)	1mo	$235,000	$210	95
2731 Fait Ave	0.16mi	2/2.0	1,097 (-2%)	0mo	$285,000	$260	85
806 S Bouldin St	0.22mi	2/2.5	1,080 (-4%)	1mo	$360,000	$333	77
3033 Elliott St	0.23mi	2/2.5	1,180 (+5%)	1mo	$310,000	$263	73
922 S Bouldin St	0.21mi	2/2.0	1,202 (+7%)	1mo	$352,000	$293	73
1008 S Clinton St	0.26mi	3/1.0 (+1)	1,176 (+5%)	1mo	$200,000	$170	73
816 S Dean St	0.46mi	2/1.5	1,088 (-3%)	2mo	$279,900	$257	71
520 S Bouldin St	0.32mi	2/1.5	1,212 (+8%)	1mo	$345,000	$285	68
2702 Lighthouse Pt E #522	0.34mi	2/2.0	1,050 (-6%)	2mo	$375,000	$357	68
14 S Curley St	0.66mi	2/1.0	1,092 (-2%)	1mo	$269,000	$246	64
280 S Robinson St	0.46mi	2/1.0	1,282 (+14%)	1mo	$294,000	$229	54
309 S Fagley St	0.70mi	2/2.0	1,030 (-8%)	1mo	$225,000	$218	49

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-35,831
• Equity at exit: $34,279

10-year hold

• IRR: -10.9%
• Equity multiple: 0.39×
• Total profit: $-39,158
• Equity at exit: $19,878

Cash invested: $64,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 12 Strongly Tenant-Friendly
• State Maryland: 27 Tenant-Leaning · D+14
• County: — inherits STATE
• City Baltimore: 12 Strongly Tenant-Friendly · D+58

Just-cause for tenancies > 1 yr.

Methodology + full state rankings →

ZIP-level market 21224

• Rents YoY: 1.3%
• Active inventory: 391
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,247 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$394 /mo · $4,724/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $80

Break-even live

Break-even rent $2,146

Max offer price $229,900

Occupancy floor 91%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 S Linwood Ave Baltimore, MD	1.0	1.0	1000	$2,150	$2.15	23d	1	0.05mi
3036 Hudson St Baltimore, MD	2.0	2.5	1428	$2,600	$1.82	43d	1	0.11mi
3018 O Donnell St Unit 2R Baltimore, MD	1.0	1.0	750	$1,700	$2.27	43d	1	0.13mi
643 S Potomac St Baltimore, MD	2.0	1.0	785	$1,650	$2.10	43d	1	0.17mi
3200 Fait Ave Baltimore, MD	1.0	1.0	800	$1,700	$2.12	1d	1	0.23mi
1209 S Ellwood Ave Baltimore, MD	2.0	2.0	1188	$2,250	$1.89	43d	1	0.26mi
2639 Boston St #210 Baltimore, MD	2.0	2.0	784	$2,150	$2.74	43d	1	0.28mi
3245 Fait Ave Baltimore, MD	3.0	2.0	1470	$2,900	$1.97	43d	1	0.29mi
2809 Boston St Baltimore, MD	1.0–3.0	1.0–3.0	1246	$2,868	$2.30	1d	11	0.29mi
2515 Boston St Baltimore, MD	1.0	1.0	1077	$1,900	$1.76	19d	1	0.32mi
825 S Port St Baltimore, MD	2.0	1.5	1316	$2,800	$2.13	43d	1	0.36mi
3232 Eastern Ave Baltimore, MD	1.0	1.5	874	$2,260	$2.59	1d	1	0.42mi
3518 Elliott St Baltimore, MD	3.0	2.5	1036	$2,800	$2.70	17d	1	0.46mi
3610 Dillon St Baltimore, MD	1.0–2.0	1.0–2.0	828	$2,820	$3.41	43d	1	0.47mi
400 S Highland Ave Unit 402 Baltimore, MD	2.0	1.0	900	$1,700	$1.89	43d	1	0.48mi
1200 S Conkling St Baltimore, MD	1.0–2.0	1.0–2.0	1085	$2,933	$2.70	1d	16	0.49mi
400 S Conkling St Unit 3 Baltimore, MD	1.0	1.0	700	$1,700	$2.43	43d	1	0.55mi
2210 Cambridge St Baltimore, MD	3.0	3.5	1450	$2,725	$1.88	43d	1	0.56mi
513 S Madeira St Baltimore, MD	2.0	2.0	1132	$2,000	$1.77	4d	1	0.58mi
3700 Toone St Baltimore, MD	1.0–2.0	1.0–2.0	1093	$3,218	$2.94	1d	28	0.58mi
235 S Highland Ave Baltimore, MD	2.0	1.5	1222	$2,000	$1.64	23d	1	0.59mi
3801 Fleet St Unit 209 Baltimore, MD	1.0	1.5	814	$1,899	$2.33	43d	1	0.60mi
127 S Robinson St Baltimore, MD	2.0	1.5	1400	$2,000	$1.43	43d	1	0.61mi
411 S Madeira St Baltimore, MD	2.0	2.0	1312	$2,150	$1.64	43d	1	0.62mi
102 S Curley St Baltimore, MD	2.0	1.5	1200	$1,800	$1.50	4d	1	0.62mi
1211 S Eaton St Unit 5020 Baltimore, MD	1.0	1.0	832	$2,534	$3.05	43d	1	0.62mi
1211 S Eaton St Unit 6046 Baltimore, MD	1.0	1.0	774	$2,325	$3.00	16d	1	0.62mi
1211 S Eaton St Unit 7020 Baltimore, MD	1.0	1.0	832	$2,400	$2.88	23d	1	0.62mi
1211 S Eaton St Unit 8038 Baltimore, MD	1.0	1.0	1037	$2,475	$2.39	16d	1	0.62mi
1211 S Eaton St Unit 6012 Baltimore, MD	1.0	1.0	774	$2,554	$3.30	21d	1	0.62mi
1211 S Eaton St Unit 8041 Baltimore, MD	1.0	1.0	768	$2,300	$2.99	23d	1	0.62mi
1211 S Eaton St Unit 6010 Baltimore, MD	1.0	1.0	774	$2,325	$3.00	21d	1	0.62mi
1211 S Eaton St Unit 5012 Baltimore, MD	1.0	1.0	774	$2,325	$3.00	23d	1	0.62mi
106 S Bouldin St Baltimore, MD	2.0	3.0	1134	$2,100	$1.85	20d	1	0.66mi
611 Grundy St Baltimore, MD	3.0	2.0	1434	$2,700	$1.88	23d	1	0.68mi
201 S Conkling St Baltimore, MD	1.0	1.0	740	$1,500	$2.03	2d	2	0.69mi
3905 Bank St Baltimore, MD	4.0	1.0–3.0	909	$2,350	$2.58	2d	20	0.69mi
305 S Collington Ave Baltimore, MD	3.0	2.5	722	$2,895	$4.01	17d	1	0.69mi
328 S Collington Ave Baltimore, MD	2.0	2.0	1100	$2,300	$2.09	43d	1	0.70mi
3850 Boston St Baltimore, MD	2.0	1.0–2.0	854	$3,378	$3.96	2d	22	0.71mi

Listing history 29 events

1. 2026-04-27
   status Pending
2. 2026-04-02
   price $229,900
3. 2026-03-09
   price $234,900
4. 2026-01-16
   listed $239,900 Active
5. 2017-07-17
   historical Withdrawn
6. 2017-07-17
   historical
7. 2017-06-29
   price
8. 2017-06-07
   price
9. 2017-05-19
   price
10. 2017-04-02
    price
11. 2017-02-21
    price
12. 2017-02-01
    status Active
13. 2017-02-01
    listed
14. 2017-02-01
    historical
15. 2017-02-01
    listed $229,000
16. 2007-06-08
    historical
17. 2007-04-24
    listed
18. 2007-04-24
    historical
19. 2007-02-16
    listed
20. 2003-08-28
    soldstatus $213,000
21. 2003-07-16
    soldstatus $213,000
22. 2003-06-06
    historical
23. 2003-03-20
    listed $219,000
24. 2002-08-12
    soldstatus $105,000
25. 2002-07-05
    soldstatus $105,000
26. 2002-05-16
    listed $105,000
27. 2002-05-16
    historical
28. 2002-04-29
    historical
29. 2002-02-02
    listed

ⓘ 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: $4,724 · $394/mo
• Projected year-2 tax: $4,724 · $394/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 8/10 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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,960
• − Mortgage interest: −$12,878
• − Property taxes: −$4,724
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − Depreciation: −$6,688
• Taxable loss: −$2,793
• Est. tax savings @ 24.0%: +$670
• After-tax cash flow: $1,628/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 City Public Schools
• NCES district ID: 2400090
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 16% ▼ -5.00%
• Median HH income: $42,108
• Composite: 10.08/100
• National rank: #9805
• State rank: #24 of 24 in MD

Livability — Baltimore

• Score: 76/100
• State rank: #90
• US rank: #3396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baltimore, MD
• County: Baltimore City · 558,601 people
• City population: 588,727
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 47,465
• Household income: $89,017
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1786.0

Population outlook (Baltimore County) Hauer SSP2

• Today (2025): 624,249 people
• By 2030: 621,541 · -0.4%
• By 2040: 609,756 · -2.3%
• By 2050: 597,249 · -4.3%
• By 2075: 552,236 · -11.5%
• By 2100: 513,934 · -17.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 21% Black 16% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Baltimore

• 2024 margin: Solid D (+73.0) · D 85.2% · R 12.2% · Other 2.6%
• 2008→2024 swing: -2.5pp toward R · 2008: 75.5pp · 2024: 73.0pp
• All cycles: 2024: D+73.0 2020: D+76.6 2016: D+74.6 2012: D+76.4 2008: D+75.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -332.23%
• Current HPI: 241.284
• Rent YoY: ▲ 1.31%
• 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

+119.0% since first listed

29 events — show timeline

• 2026-04-27 Pending — BRIGHT MLS
• 2026-04-02 Price Changed $229,900 BRIGHT MLS
• 2026-03-09 Price Changed $234,900 BRIGHT MLS
• 2026-01-16 Listed $239,900 BRIGHT MLS
• 2017-07-17 Listing Removed — BRIGHT MLS
• 2017-07-17 Delisted — MRIS
• 2017-06-29 Price Changed — MRIS
• 2017-06-07 Price Changed — MRIS
• 2017-05-19 Price Changed — MRIS
• 2017-04-02 Price Changed — MRIS
• 2017-02-21 Price Changed — MRIS
• 2017-02-01 Relisted — MRIS
• 2017-02-01 Listed $229,000 BRIGHT MLS
• 2017-02-01 Delisted — MRIS
• 2017-02-01 Listed — MRIS
• 2007-06-08 Delisted — MRIS
• 2007-04-24 Delisted — MRIS
• 2007-04-24 Listed — MRIS
• 2007-02-16 Listed — MRIS
• 2003-08-28 Sold (Public Records) $213,000 Public Records
• 2003-07-16 Sold (MLS) $213,000 MRIS
• 2003-06-06 Delisted — MRIS
• 2003-03-20 Listed $219,000 MRIS
• 2002-08-12 Sold (Public Records) $105,000 Public Records
• 2002-07-05 Sold (MLS) $105,000 MRIS
• 2002-05-16 Listed $105,000 MRIS
• 2002-05-16 Delisted — MRIS
• 2002-04-29 Delisted — MRIS
• 2002-02-02 Listed — MRIS

Property tax history

-0.7%/yr

Latest (2025): $4,724 · -4.3% YoY. Source: county tax records.