739 Mccabe Ave · Baltimore, MD 21212

$184,900

4 bd · 1.0 ba · 1,963 sqft · Townhouse public records · 34 Days on market

Built 1930 1,742 sqft lot $94/sqft · at area comps Est $190k · at est.

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +8.6/15.0
• 1% rule +7.2/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

REAL ESTATE AUCTION ON SITE WED. SEPT. 6, 2017 AT 2:00 PM. List price is suggested opening bid only. $2,500 cashier's check deposit required to bid. Currently rented for $975/month. Also being auctioned - 700 McCabe. Please contact listing broker's office for full terms, bidder pre-registration form and property details.

Key facts

• Covered front porch
• New kitchen
• Large living room

Tags

• COVERED FRONT PORCH
• ARCHED ENTRY
• LUXURY WIDE PLANK FLOORING
• LARGE LIVING ROOM
• NEW KITCHEN
• SLIDE IN ELECTRIC RANGE

Property features AI

Exterior

• Parking: Detached rear-entry garage (1 space); On-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Major remodel or effective year 2026
• Construction: Brick construction; Brick/mortar foundation; Above-grade and below-grade structures
• Exterior features: No tidal water

Interior

• Bedrooms: Four bedrooms on the upper level
• Bathrooms: Two full bathrooms (one on main level, one on the upper level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 (+4.7%/yr); 133 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 4.7% rent growth), your $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $31k; list at $185k implies a 496% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.22% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.16%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (median comp): $189,609
• List price: $184,900
• Delta: -2.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 Richwood Ave	0.36mi	3/2.5 (-1)	1,960 (-0%)	3mo	$199,900	$102	70
4630 York Rd	0.52mi	4/1.5	2,022 (+3%)	2mo	$90,000	$45	67
608 Radnor Ave	0.30mi	3/2.0 (-1)	1,837 (-6%)	2mo	$219,000	$119	65
329 Paddington Rd	0.43mi	3/2.0 (-1)	2,046 (+4%)	3mo	$440,000	$215	62
537 Oakland Ave	0.62mi	3/1.5 (-1)	1,915 (-2%)	1mo	$220,000	$115	60
4744 Alhambra Ave	0.43mi	3/1.5 (-1)	1,816 (-8%)	2mo	$155,000	$85	59
1322 Kitmore Rd	0.53mi	4/2.0	1,824 (-7%)	3mo	$255,000	$140	57
532 Richwood Ave	0.37mi	3/1.0 (-1)	1,668 (-15%)	3mo	$145,000	$87	50
1027 Evesham Ave	0.67mi	3/2.0 (-1)	1,816 (-8%)	3mo	$215,000	$118	45
1317 Pentwood Rd	0.62mi	3/2.0 (-1)	1,754 (-11%)	3mo	$289,000	$165	42
1324 Winston Ave	0.54mi	4/2.0	1,670 (-15%)	5mo	$273,000	$163	42
1322 E Cold Spring Ln	0.72mi	3/1.0 (-1)	1,672 (-15%)	6mo	$215,000	$129	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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $7,298
• Equity at exit: $27,569

10-year hold

• IRR: 14.6%
• Equity multiple: 2.27×
• Total profit: $65,657
• Equity at exit: $15,987

Cash invested: $51,772 (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 21212

• Rents YoY: 4.7%
• Active inventory: 133
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$970
• Tax from tax record: −$212 /mo · $2,545/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $525

Break-even live

Break-even rent $1,593

Max offer price $184,900

Occupancy floor 72%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 Winston Ave Baltimore, MD	4.0	2.0	1600	$2,800	$1.75	20d	1	0.24mi
804 Radnor Ave Baltimore, MD	3.0	1.0	1654	$2,000	$1.21	43d	1	0.32mi
514 Radnor Ave Baltimore, MD	3.0	1.5	1575	$1,500	$0.95	44d	1	0.34mi
1008 Tunbridge Rd Baltimore, MD	3.0	2.0	1732	$2,050	$1.18	24d	1	0.39mi
1221 Glenwood Ave Baltimore, MD	3.0	2.0	1390	$2,595	$1.87	43d	1	0.40mi
4754 Alhambra Ave Baltimore, MD	3.0	2.0	1876	$1,500	$0.80	24d	1	0.40mi
1224 Winston Ave Baltimore, MD	3.0	2.0	1248	$2,100	$1.68	18d	1	0.42mi
5622 Midwood Ave Baltimore, MD	3.0	2.0	1452	$2,300	$1.58	43d	1	0.48mi
531 Willow Ave Unit Na Baltimore, MD	4.0	1.0	1300	$1,800	$1.38	20d	1	0.53mi
5204 Kelway Rd Baltimore, MD	3.0	2.0	1666	$2,350	$1.41	24d	1	0.58mi
828 Saint Dunstans Rd Baltimore, MD	3.0	2.0	1544	$2,000	$1.30	24d	1	0.59mi
4407 Old York Rd Baltimore, MD	3.0	1.5	1356	$1,574	$1.16	43d	1	0.59mi
4407 Old York Rd Baltimore, MD	3.0	1.5	1356	$1,574	$1.16	20d	1	0.59mi
706 E 43rd St Baltimore, MD	4.0	1.5	1596	$1,899	$1.19	2d	1	0.68mi
5520 Sagra Rd Baltimore, MD	3.0	1.5	1650	$1,900	$1.15	43d	1	0.72mi
513 E 41st St Baltimore, MD	4.0	1.5	1620	$1,900	$1.17	43d	1	0.90mi
1545 E Cold Spring Ln Baltimore, MD	4.0	2.0	1240	$2,000	$1.61	43d	1	0.92mi
6008 Clearspring Rd Baltimore, MD	4.0	2.5	1758	$3,600	$2.05	24d	1	1.01mi
4006 Loch Raven Blvd Baltimore, MD	3.0	2.5	2016	$2,695	$1.34	18d	1	1.09mi
506 Cedarcroft Rd Baltimore, MD	5.0	3.0	1695	$3,100	$1.83	11d	1	1.12mi
1539 Ralworth Rd Baltimore, MD	3.0	2.0	1580	$1,950	$1.23	15d	1	1.14mi
1804 Winford Rd Baltimore, MD	3.0	1.5	1600	$2,100	$1.31	24d	1	1.20mi
6159 Parkway Dr Apt 1 Baltimore, MD	4.0	2.0	1408	$2,200	$1.56	24d	1	1.20mi
6159 Parkway Dr Baltimore, MD	4.0	2.0	1408	$2,200	$1.56	22d	1	1.20mi
1508 Gleneagle Rd Baltimore, MD	3.0	2.0	1824	$2,180	$1.20	4d	1	1.24mi
6149 Dunroming Rd Baltimore, MD	3.0	1.5	1400	$1,895	$1.35	11d	1	1.27mi
6189 Northwood Dr Baltimore, MD	4.0	2.0	1400	$2,200	$1.57	43d	1	1.27mi
1915 Hillenwood Rd Baltimore, MD	5.0	2.0	2199	$3,200	$1.46	4d	1	1.29mi
100 E Melrose Ave Baltimore, MD	2.0–3.0	2.0–2.5	1750	$3,345	$1.91	4d	2	1.31mi
2028 Hillenwood Rd Baltimore, MD	4.0	2.0	1820	$2,100	$1.15	22d	1	1.39mi
1908 E Belvedere Ave Baltimore, MD	4.0	2.0	1425	$1,950	$1.37	20d	1	1.40mi
3529 Greenmount Ave Baltimore, MD	3.0	2.0	1316	$1,575	$1.20	43d	1	1.43mi
500 W University Pkwy Baltimore, MD	3.0	1.0–2.0	955	$3,020	$3.16	2d	60	1.45mi
724 E 35th St Baltimore, MD	3.0	1.5	1368	$2,000	$1.46	15d	1	1.46mi
1646 Wadsworth Way Baltimore, MD	3.0	1.0	1520	$2,100	$1.38	11d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $184,900 Active 34 DOM
2. 2026-06-17
   days on market $184,900 Active 33 DOM
3. 2026-06-16
   days on market $184,900 Active 32 DOM
4. 2026-06-15
   days on market $184,900 Active 31 DOM
5. 2026-06-13
   days on market $184,900 Active 29 DOM
6. 2026-06-09
   days on market $184,900 Active 25 DOM
7. 2026-06-08
   days on market $184,900 Active 24 DOM
8. 2026-06-07
   statusdays on market $184,900 Active 23 DOM
9. 2026-05-07
   listed $184,900 Active 1151-char remark
10. 2017-10-23
    soldstatus $31,000 322-char remark

    Show marketing remark (322 chars)

    REAL ESTATE AUCTION ON SITE WED. SEPT. 6, 2017 AT 2:00 PM. List price is suggested opening bid only. $2,500 cashier's check deposit required to bid. Currently rented for $975/month. Also being auctioned - 700 McCabe. Please contact listing broker's office for full terms, bidder pre-registration form and property details.

11. 2017-10-23
    soldstatus $31,000 Sold

    Show marketing remark (322 chars)

    REAL ESTATE AUCTION ON SITE WED. SEPT. 6, 2017 AT 2:00 PM. List price is suggested opening bid only. $2,500 cashier's check deposit required to bid. Currently rented for $975/month. Also being auctioned - 700 McCabe. Please contact listing broker's office for full terms, bidder pre-registration form and property details.

12. 2017-09-06
    status Contract

    Show marketing remark (322 chars)

    REAL ESTATE AUCTION ON SITE WED. SEPT. 6, 2017 AT 2:00 PM. List price is suggested opening bid only. $2,500 cashier's check deposit required to bid. Currently rented for $975/month. Also being auctioned - 700 McCabe. Please contact listing broker's office for full terms, bidder pre-registration form and property details.

13. 2017-08-11
    listed $20,000 Active

    Show marketing remark (322 chars)

    REAL ESTATE AUCTION ON SITE WED. SEPT. 6, 2017 AT 2:00 PM. List price is suggested opening bid only. $2,500 cashier's check deposit required to bid. Currently rented for $975/month. Also being auctioned - 700 McCabe. Please contact listing broker's office for full terms, bidder pre-registration form and property details.

14. 2004-10-07
    soldstatus $15,500
15. 2004-09-08
    historical
16. 2004-08-16
    listed $15,000
17. 1985-02-28
    soldstatus $16,000

ⓘ 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: $2,545 · $212/mo
• Projected year-2 tax: $2,545 · $212/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 6/10 Major 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $27,093
• − Mortgage interest: −$10,357
• − Property taxes: −$2,545
• − Insurance: −$924
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$5,379
• Taxable income: $3,552
• Est. tax owed @ 24.0%: −$853
• After-tax cash flow: $5,446/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): 33,974
• Household income: $96,685
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 769.0

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 0.64)
• Race & ethnicity: White 49% Black 35% Two or more races 9% Hispanic / Latino 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% 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: ▼ -392.44%
• Current HPI: 267.4569
• Rent YoY: ▲ 4.65%
• 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

+1055.6% since first listed

11 events — show timeline

• 2026-06-06 Relisted — BRIGHT MLS
• 2026-05-29 Pending — BRIGHT MLS
• 2026-05-07 Listed $184,900 BRIGHT MLS
• 2017-10-23 Sold (MLS) $31,000 BRIGHT MLS
• 2017-10-23 Sold (MLS) $31,000 MRIS
• 2017-09-06 Pending — MRIS
• 2017-08-11 Listed $20,000 MRIS
• 2004-10-07 Sold (MLS) $15,500 MRIS
• 2004-09-08 Delisted — MRIS
• 2004-08-16 Listed $15,000 MRIS
• 1985-02-28 Sold (Public Records) $16,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,545 · +7.7% YoY. Source: county tax records.