1316 Poplar Grove St · Baltimore, MD 21216

$55,000

3 bd · 1.0 ba · 1,120 sqft · Townhouse public records · 111 Days on market

Built 1910 Est $68k · 19% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONLINE AUCTION: Bidding begins 9/9 @ 10:00 AM. Bidding ends 9/13 @ 12:20 PM. List Price is Suggested Opening Bid. Deposit: $7,500. 2 Story Townhouse located in the Rosemont area. JUST MINUTES to Near Coppin State University & Alexander Odum Park. Easy access to major traffic artery MD Route 1 (W North Ave). Property is Vacant.

Key facts

• Built 1910
• Listed 111 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $55k.

Deal economics

• At list price, monthly cash flow is $923 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 26.4% vs local median 6.0% in Baltimore — 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 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 fast (+6.1%/yr); 252 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); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $1,684/mo this rent would consume 48% of the median local household income ($42k/yr) (locally 2264% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 20y ago; this cycle's ask has dropped $50k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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. 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.
8. 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.
9. 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: 3.06% ✓
• Cap rate: 26.43%
• Cash-on-cash: 71.93%
• DSCR: 4.20
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $68,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2727 Baker St	0.31mi	3/1.0	1,116 (-0%)	3mo	$125,000	$112	83
3224 Belmont Ave	0.31mi	3/1.5	1,178 (+5%)	1mo	$77,000	$65	74
1218 N Longwood St	0.11mi	4/2.0 (+1)	1,190 (+6%)	2mo	$56,000	$47	73
2952 Presstman St	0.17mi	3/1.0	980 (-12%)	1mo	$60,000	$61	70
2801 Presbury St	0.33mi	3/1.0	1,200 (+7%)	4mo	$60,000	$50	70
3039 Harlem Ave	0.49mi	3/1.0	1,070 (-4%)	1mo	$27,500	$26	69
3004 Brighton St	0.22mi	3/1.0	1,288 (+15%)	1mo	$44,000	$34	64
2711 Riggs Ave	0.24mi	3/1.0	1,288 (+15%)	2mo	$134,000	$104	62
537 Longwood St	0.60mi	4/2.0 (+1)	1,176 (+5%)	0mo	$60,000	$51	54
2649 W Lafayette Ave	0.39mi	3/2.0	1,260 (+12%)	3mo	$210,000	$167	54
910 N Dukeland St	0.30mi	2/1.0 (-1)	960 (-14%)	4mo	$31,000	$32	54
2210 Ashburton St	0.73mi	2/1.0 (-1)	1,024 (-9%)	2mo	$90,000	$88	45

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 · 6.1% rent growth · sell at horizon

5-year hold

• IRR: 75.2%
• Equity multiple: 4.59×
• Total profit: $55,340
• Equity at exit: $8,201

10-year hold

• IRR: 79.8%
• Equity multiple: 10.59×
• Total profit: $147,747
• Equity at exit: $4,755

Cash invested: $15,400 (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 21216

• Rents YoY: 6.1%
• Active inventory: 252
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,684 high
• Mortgage (P&I): −$288
• Tax from tax record: −$96 /mo · $1,146/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $923

Break-even live

Break-even rent $515

Max offer price $55,000

Occupancy floor 40%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3003 Presstman St Unit 1 Baltimore, MD	2.0	2.0	1450	$1,400	$0.97	44d	1	0.12mi
3003 Presstman St Unit 2 Baltimore, MD	2.0	1.0	1450	$1,300	$0.90	24d	1	0.12mi
2800 Presstman St Baltimore, MD	3.0	2.5	1460	$1,799	$1.23	24d	1	0.17mi
2728 Winchester St Baltimore, MD	3.0	1.5	1260	$1,800	$1.43	3d	1	0.20mi
2806 Riggs Ave Baltimore, MD	3.0	2.5	1412	$1,900	$1.35	3d	1	0.21mi
1042 Ellicott Dr Baltimore, MD	2.0	1.0	900	$1,450	$1.61	43d	1	0.24mi
3127 Baker St Baltimore, MD	3.0	1.0	1000	$1,300	$1.30	43d	1	0.28mi
2744 W Mosher St Baltimore, MD	4.0	2.0	1412	$2,100	$1.49	24d	1	0.29mi
3238 Westmont Ave Baltimore, MD	3.0	1.0	1280	$1,600	$1.25	43d	1	0.30mi
3309 Brighton St Baltimore, MD	3.0	1.0	1134	$1,700	$1.50	43d	1	0.37mi
3003 W North Ave Baltimore, MD	1.0–2.0	1.0	841	$935	$1.11	2d	3	0.41mi
3015 Rayner Ave Baltimore, MD	3.0	1.0	1152	$1,350	$1.17	43d	1	0.47mi
2636 W North Ave Baltimore, MD	2.0–3.0	1.0–2.0	975	$1,475	$1.51	4d	1	0.54mi
1617 Moreland Ave Baltimore, MD	2.0	1.0	900	$1,450	$1.61	24d	1	0.62mi
798 N Grantley St Baltimore, MD	3.0	2.0	1360	$2,295	$1.69	24d	1	0.62mi
780 Linnard St Baltimore, MD	3.0	2.0	1224	$1,590	$1.30	43d	1	0.62mi
1617-A Moreland Ave Unit 2nd Flr Baltimore, MD	2.0	1.0	1500	$1,400	$0.93	43d	1	0.63mi
787 N Grantley St Baltimore, MD	3.0	1.0	1116	$1,575	$1.41	24d	1	0.63mi
709 Denison St Baltimore, MD	2.0	2.0	840	$1,630	$1.94	24d	1	0.65mi
2301 Riggs Ave Baltimore, MD	3.0	2.0	1072	$1,600	$1.49	24d	1	0.66mi
2636 Lauretta Ave Baltimore, MD	3.0	2.5	1232	$1,900	$1.54	43d	1	0.69mi
3017 Poplar Ter Baltimore, MD	2.0	1.0	880	$1,349	$1.53	24d	1	0.69mi
918 N Bentalou St Baltimore, MD	3.0	1.5	1485	$1,750	$1.18	43d	1	0.71mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	24d	1	0.72mi
2609 Lauretta Ave Baltimore, MD	3.0	1.0	1286	$1,675	$1.30	24d	1	0.72mi
2815 W Mulberry St Baltimore, MD	4.0	2.0	1040	$2,050	$1.97	43d	1	0.74mi
2303 Calverton Heights Ave Baltimore, MD	4.0	2.0	1314	$2,250	$1.71	24d	1	0.75mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	11d	1	0.75mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	24d	1	0.75mi
3423 Edmondson Ave Baltimore, MD	2.0	1.5	1400	$1,710	$1.22	43d	1	0.79mi
623 N Grantley St Baltimore, MD	4.0	2.0	1250	$2,000	$1.60	24d	1	0.81mi
3507 Edmondson Ave Baltimore, MD	4.0	2.0	1428	$2,300	$1.61	43d	1	0.83mi
3407 Elgin Ave Unit 5 Baltimore, MD	2.0	1.0	800	$1,250	$1.56	43d	1	0.84mi
3514 Clifton Ave Baltimore, MD	2.0	1.0	925	$1,199	$1.30	43d	1	0.84mi
3514 Clifton Ave Unit 21 Baltimore, MD	2.0	1.0	925	$1,150	$1.24	43d	1	0.84mi
3709 Nortonia Rd #2 Baltimore, MD	2.0	1.0	1289	$1,450	$1.12	18d	1	0.86mi
3712 Gelston Dr Baltimore, MD	3.0	2.0	1250	$2,500	$2.00	24d	1	0.87mi
405 N Edgewood St Baltimore, MD	4.0	2.0	1408	$2,950	$2.10	4d	1	0.90mi
1501 N Payson St Baltimore, MD	3.0	1.0	1400	$1,550	$1.11	43d	1	0.90mi
2204 Clifton Ave Baltimore, MD	3.0	1.0	1400	$1,450	$1.04	4d	1	0.91mi

Listing history 10 events

1. 2026-06-18
   days on market $55,000 Active 111 DOM
2. 2026-06-17
   days on market $55,000 Active 110 DOM
3. 2026-06-16
   days on market $55,000 Active 109 DOM
4. 2026-06-15
   days on market $55,000 Active 108 DOM
5. 2026-06-13
   days on market $55,000 Active 106 DOM
6. 2026-06-09
   days on market $55,000 Active 102 DOM
7. 2026-06-08
   days on market $55,000 Active 101 DOM
8. 2026-06-07
   days on market $55,000 Active 100 DOM
9. 2026-06-04
   remarks 108-char remark
10. 2026-06-04
    listed $55,000 Active 97 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: $1,146 · $96/mo
• Projected year-2 tax: $1,146 · $96/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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,203
• − Mortgage interest: −$3,081
• − Property taxes: −$1,146
• − Insurance: −$275
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$1,600
• Taxable income: $10,868
• Est. tax owed @ 24.0%: −$2,608
• After-tax cash flow: $8,469/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): 29,426
• Household income: $42,031
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 2264.0

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: Predominantly Black (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 4% Two or more races 3% White 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -107.42%
• Current HPI: 164.3933
• Rent YoY: ▲ 6.10%
• 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

+587.5% since first listed

37 events — show timeline

• 2026-06-04 Relisted — ForSaleByOwner.com
• 2026-06-04 Price Changed $55,000 ForSaleByOwner.com
• 2026-02-17 Delisted — ForSaleByOwner.com
• 2026-01-23 Relisted — ForSaleByOwner.com
• 2026-01-23 Price Changed $77,000 ForSaleByOwner.com
• 2026-01-06 Contingent — ForSaleByOwner.com
• 2025-12-12 Price Changed $90,000 ForSaleByOwner.com
• 2025-12-10 Price Changed $93,000 ForSaleByOwner.com
• 2025-10-27 Price Changed $99,000 ForSaleByOwner.com
• 2025-10-26 Listed $105,000 ForSaleByOwner.com
• 2023-01-12 Sold (Public Records) $71,500 Public Records
• 2022-10-14 Sold (MLS) $71,500 BRIGHT MLS
• 2022-09-15 Pending — BRIGHT MLS
• 2022-06-15 Listed $30,000 BRIGHT MLS
• 2020-07-17 Listing Removed — BRIGHT MLS
• 2020-07-17 Sold (MLS) $38,500 BRIGHT MLS
• 2020-06-27 Pending — BRIGHT MLS
• 2020-06-15 Listed $10,000 BRIGHT MLS
• 2018-02-26 Sold (MLS) $17,500 MRIS
• 2018-02-26 Sold (MLS) $17,500 BRIGHT MLS
• 2018-01-19 Pending — MRIS
• 2018-01-02 Listed $10,000 MRIS
• 2018-01-02 Listed $10,000 BRIGHT MLS
• 2014-12-02 Sold (MLS) $5,500 MRIS
• 2014-12-02 Sold (MLS) $5,500 BRIGHT MLS
• 2014-11-03 Pending — MRIS
• 2014-11-02 Listing Removed — BRIGHT MLS
• 2014-08-15 Listed $17,900 MRIS
• 2014-08-15 Listed $17,900 BRIGHT MLS
• 2008-09-18 Delisted — MRIS
• 2008-09-09 Sold (MLS) $20,000 MRIS
• 2008-06-03 Price Changed $22,000 MRIS
• 2008-05-20 Price Changed $25,000 MRIS
• 2008-05-10 Listed $30,000 MRIS
• 2006-10-13 Delisted — MRIS
• 2006-10-11 Listed — MRIS
• 2003-11-14 Sold (Public Records) $8,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,146 · +15.1% YoY. Source: county tax records.