1218 N Curley St · Baltimore, MD 21213

$129,000

2 bd · 1.0 ba · 1,090 sqft · Townhouse public records · 26 Days on market

Built 1926 1,466 sqft lot Est $97k · 33% over

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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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +7.7/10.0
• Appreciation +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Investors - you do not want to miss!!! Three story townhome is just minutes away from Johns Hopkins and Clifton Park Golf Course. This golden opportunity features an open layout on main level, two spacious bedrooms, and a picture perfect front porch. Conveniently located to major highways, eating, and entertainment. Schedule your showing today!

Key facts

• Built 1926
• Listed 26 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $129k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 (+5.2%/yr); 319 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 38% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $159 of equity ($892 loan paydown + $-733 appreciation (-0.6% local appreciation)).
• Baltimore County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.6% appreciation + 5.2% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $50k; list at $129k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.97%
• DSCR: 1.58
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $97,010
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2811 E Biddle St	0.09mi	2/1.0	1,148 (+5%)	2mo	$75,000	$65	85
2736 Mura St	0.12mi	3/2.0 (+1)	1,120 (+3%)	0mo	$81,000	$72	80
629 N Kenwood Ave	0.48mi	2/1.5	1,100 (+1%)	1mo	$76,500	$70	73
2712 Ashland Ave	0.33mi	3/1.5 (+1)	1,164 (+7%)	1mo	$175,000	$150	65
415 N Glover St	0.66mi	2/2.5	1,092 (+0%)	2mo	$179,000	$164	61
2615 E Chase St	0.26mi	3/1.5 (+1)	952 (-13%)	2mo	$149,000	$157	58
735 N Lakewood Ave	0.43mi	3/1.5 (+1)	970 (-11%)	2mo	$80,000	$82	53
2703 Jefferson St	0.62mi	3/1.0 (+1)	1,170 (+7%)	2mo	$102,500	$88	53
3238 Ravenwood Ave	0.69mi	3/1.5 (+1)	1,158 (+6%)	0mo	$70,000	$60	50
530 N Curley St	0.54mi	3/1.0 (+1)	960 (-12%)	2mo	$85,000	$89	48
441 N East Ave	0.63mi	3/1.5 (+1)	976 (-10%)	2mo	$175,000	$179	45
3135 Mcelderry St	0.57mi	3/2.0 (+1)	1,224 (+12%)	1mo	$234,000	$191	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.57% appreciation · 5.25% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.60×
• Total profit: $21,528
• Equity at exit: $33,835

10-year hold

• IRR: 19.6%
• Equity multiple: 3.23×
• Total profit: $80,415
• Equity at exit: $37,883

Cash invested: $36,120 (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 21213

• Home prices YoY: -0.1%
• Rents YoY: 5.2%
• Active inventory: 319
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,642 high
• Mortgage (P&I): −$676
• Tax from tax record: −$176 /mo · $2,115/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $391

Break-even live

Break-even rent $1,147

Max offer price $129,000

Occupancy floor 71%

Sensitivity live

Price	-10% $464	-5% $427	+0% $391	+5% $354	+10% $317
Rent	-10% $261	-5% $326	+0% $391	+5% $455	+10% $520
Rate	-1.0pp $455	-0.5pp $423	base $391	+0.5pp $357	+1.0pp $323

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1215 N Ellwood Ave Baltimore, MD	3.0	1.0	1128	$1,795	$1.59	24d	1	0.11mi
1310 N Ellwood Ave Baltimore, MD	2.0	1.0	1000	$1,450	$1.45	13d	1	0.15mi
1310 N Ellwood Ave #1 Baltimore, MD	2.0	1.0	1000	$1,550	$1.55	22d	1	0.15mi
1401 N Potomac St Unit 1 Baltimore, MD	1.0	1.0	700	$1,099	$1.57	18d	1	0.16mi
1323 N Kenwood Ave Unit 1 Baltimore, MD	2.0	1.5	1060	$1,350	$1.27	24d	1	0.17mi
2626 E Preston St Baltimore, MD	3.0	1.0	1136	$1,800	$1.58	44d	1	0.24mi
2729 Ashland Ave Baltimore, MD	3.0	1.0	1000	$1,350	$1.35	3d	1	0.31mi
724 N Curley St Baltimore, MD	3.0	3.0	1500	$2,200	$1.47	5d	1	0.36mi
718 N Curley St Baltimore, MD	3.0	3.0	1500	$2,000	$1.33	5d	1	0.36mi
2430 E Biddle St Baltimore, MD	2.0	2.0	1300	$2,000	$1.54	44d	1	0.38mi
2934 E Monument St Baltimore, MD	2.0	1.0	1200	$1,499	$1.25	44d	1	0.40mi
627 N Lakewood Ave Baltimore, MD	3.0	2.5	1175	$1,900	$1.62	22d	1	0.49mi
531 N Belnord Ave Baltimore, MD	2.0	1.5	1100	$1,700	$1.55	24d	1	0.52mi
520 N Decker Ave Baltimore, MD	2.0	1.0	1000	$1,650	$1.65	44d	1	0.52mi
3304 McElderry St Baltimore, MD	3.0	2.0	1413	$1,900	$1.34	44d	1	0.53mi
2608 McElderry St Baltimore, MD	3.0	1.0	1144	$1,550	$1.35	24d	1	0.54mi
720 N Port St Baltimore, MD	2.0	1.0	950	$1,300	$1.37	44d	1	0.54mi
2215 E Biddle St Baltimore, MD	2.0	2.5	1350	$1,800	$1.33	44d	1	0.57mi
502 N Glover St Baltimore, MD	2.0	1.5	827	$1,250	$1.51	21d	1	0.59mi
2202 Prentiss Pl Baltimore, MD	3.0	2.0	1400	$2,400	$1.71	44d	1	0.59mi
517 N Rose St Baltimore, MD	3.0	1.0	845	$1,400	$1.66	5d	1	0.60mi
415 N Belnord Ave Baltimore, MD	2.0	1.0	1008	$1,300	$1.29	24d	1	0.61mi
618 N Montford Ave Baltimore, MD	3.0	1.0	1050	$1,468	$1.40	44d	1	0.63mi
618 N Montford Ave Baltimore, MD	3.0	1.0	1050	$1,468	$1.40	15d	1	0.63mi
2800 Orleans St Baltimore, MD	3.0	1.0	1404	$1,600	$1.14	15d	1	0.63mi
2800 Orleans St Baltimore, MD	3.0	1.0	1404	$1,600	$1.14	18d	1	0.63mi
404 N Robinson St Baltimore, MD	3.0	3.0	1320	$2,100	$1.59	17d	1	0.63mi
404 N Robinson St Baltimore, MD	3.0	3.0	1320	$2,200	$1.67	24d	1	0.63mi
2311 E Lafayette Ave Baltimore, MD	3.0	1.0	1000	$1,400	$1.40	44d	1	0.63mi
415 N Glover St Baltimore, MD	2.0	2.5	1092	$1,600	$1.47	24d	1	0.63mi
2815 Orleans St Baltimore, MD	2.0	1.0	1204	$1,600	$1.33	2d	1	0.64mi
821 N Collington Ave Baltimore, MD	3.0	2.0	1150	$1,950	$1.70	44d	1	0.65mi
425 N Milton Ave Baltimore, MD	3.0	1.0	1200	$1,525	$1.27	15d	1	0.69mi
2212 E Monument St Unit 2 Baltimore, MD	2.0	1.0	1200	$1,550	$1.29	18d	1	0.69mi
3343 Ravenwood Ave Unit 3343 Baltimore, MD	2.0	2.0	948	$1,855	$1.96	18d	1	0.70mi
203 N Ellwood Ave Unit Main Baltimore, MD	2.0	2.0	880	$2,200	$2.50	24d	1	0.71mi
218 N Glover St Baltimore, MD	2.0	2.0	1360	$1,750	$1.29	44d	1	0.71mi
437 N Montford Ave Baltimore, MD	3.0	1.5	1100	$1,450	$1.32	44d	1	0.72mi
402 N Milton Ave Unit 402B Baltimore, MD	2.0	1.0	950	$1,290	$1.36	44d	1	0.72mi
2308 Jefferson St Baltimore, MD	3.0	1.0	907	$1,450	$1.60	44d	1	0.72mi

Listing history 18 events

1. 2026-06-18
   days on market $129,000 Active 26 DOM
2. 2026-06-17
   days on market $129,000 Active 25 DOM
3. 2026-06-16
   days on market $129,000 Active 24 DOM
4. 2026-06-15
   days on market $129,000 Active 23 DOM
5. 2026-06-13
   days on market $129,000 Active 21 DOM
6. 2026-06-09
   days on market $129,000 Active 17 DOM
7. 2026-06-08
   pricedays on market $129,000 Active 16 DOM
8. 2026-06-07
   days on market $135,000 Active 15 DOM
9. 2026-06-04
   days on market $135,000 Active 12 DOM
10. 2026-06-03
    days on market $135,000 Active 11 DOM
11. 2026-06-02
    days on market $135,000 Active 10 DOM
12. 2026-06-01
    days on market $135,000 Active 9 DOM
13. 2026-05-31
    days on market $135,000 Active 8 DOM
14. 2026-05-23
    listed $135,000 Active
15. 2024-07-01
    soldstatus $50,000
16. 2024-06-03
    soldstatus $55,000 Closed 346-char remark

    Show marketing remark (346 chars)

    Investors - you do not want to miss!!! Three story townhome is just minutes away from Johns Hopkins and Clifton Park Golf Course. This golden opportunity features an open layout on main level, two spacious bedrooms, and a picture perfect front porch. Conveniently located to major highways, eating, and entertainment. Schedule your showing today!

17. 2024-05-07
    status Pending 346-char remark

    Show marketing remark (346 chars)

    Investors - you do not want to miss!!! Three story townhome is just minutes away from Johns Hopkins and Clifton Park Golf Course. This golden opportunity features an open layout on main level, two spacious bedrooms, and a picture perfect front porch. Conveniently located to major highways, eating, and entertainment. Schedule your showing today!

18. 2024-04-29
    listed $55,000 Active 346-char remark

    Show marketing remark (346 chars)

    Investors - you do not want to miss!!! Three story townhome is just minutes away from Johns Hopkins and Clifton Park Golf Course. This golden opportunity features an open layout on main level, two spacious bedrooms, and a picture perfect front porch. Conveniently located to major highways, eating, and entertainment. Schedule your showing today!

ⓘ 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: $2,115 · $176/mo
• Projected year-2 tax: $2,115 · $176/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: $19,702
• − Mortgage interest: −$7,226
• − Property taxes: −$2,115
• − Insurance: −$645
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$3,753
• Taxable income: $2,810
• Est. tax owed @ 24.0%: −$674
• After-tax cash flow: $4,012/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): 28,058
• Household income: $51,344
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 1868.0

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 (86%)
• Race & ethnicity: Black 86% White 6% Hispanic / Latino 4% Two or more races 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -0.57%
• Current HPI: 427.4453
• Rent YoY: ▲ 5.25%
• 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

+145.5% since first listed

5 events — show timeline

• 2026-05-23 Listed $135,000 BRIGHT MLS
• 2024-07-01 Sold (Public Records) $50,000 Public Records
• 2024-06-03 Sold (MLS) $55,000 BRIGHT MLS
• 2024-05-07 Pending — BRIGHT MLS
• 2024-04-29 Listed $55,000 BRIGHT MLS

Property tax history

+2.7%/yr

Latest (2025): $2,115 · +53.6% YoY. Source: county tax records.