2012 Cliftwood Ave · Baltimore, MD 21213

$83,000

3 bd · 1.0 ba · 588 sqft · Townhouse public records · 33 Days on market

Built 1920 1,600 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

PUBLIC ONSITE AUCTION: Wed. Jan 20, 2016 @ 12:35PM. List Price is Suggested Opening Bid Only. 2 Story Townhome in South Clifton Park. Property is Occupied. Believed to Contain: 3BR/1BA. Pre-bid offers accepted. Agents Register Your Clients.

Key facts

• Back patio
• Built 1920
• Listed 32 days

Tags

• BACK PATIO
• WATERPROOF FRENCH DRAIN SYSTEM

Property features AI

Finance

• Other: Annual ground rent listed under income/expense
• Financial info: Ownership is Ground Rent; Improvement assessed value reported; Land assessed value reported; Annual taxes reported

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric heating fuel
• Home design: Interior townhouse/rowhouse; Above-grade finished area approximately 1,200 (estimated)
• Construction: Brick construction; Brick/mortar foundation; Other structures above and below grade; Year built estimated
• Exterior features: Ground rent exists (semi‑annual payment of $120)

Interior

• Bedrooms: One bedroom on the main level; Two bedrooms on the first upper level
• Bathrooms: Two full bathrooms (one on the main level, one on the first upper level)
• Heating & cooling: Heat pump with electric backup; Electric hot water
• Interior features: Estimated living area; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $83k.

Deal economics

• At list price, monthly cash flow is $852 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 42% 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 $103 of equity ($574 loan paydown + $-471 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 $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $83k implies a 564% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $80,510 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1920 — 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: 2.17% ✓
• Cap rate: 18.61%
• Cash-on-cash: 44.00%
• DSCR: 2.96
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 46.7%
• Equity multiple: 3.32×
• Total profit: $53,842
• Equity at exit: $21,770

10-year hold

• IRR: 51.1%
• Equity multiple: 7.16×
• Total profit: $143,226
• Equity at exit: $24,374

Cash invested: $23,240 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$435
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $852

Break-even live

Break-even rent $719

Max offer price $83,000

Occupancy floor 48%

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2410 E Federal St Baltimore, MD	4.0	2.0	720	$2,200	$3.06	23d	1	0.47mi
2221 E Preston St Baltimore, MD	2.0	1.0	658	$1,200	$1.82	23d	1	0.61mi
1607 Hakesley Pl Baltimore, MD	3.0	1.0	720	$1,400	$1.94	43d	1	0.72mi
3221 The Alameda Unit 2 Baltimore, MD	2.0	1.0	750	$1,200	$1.60	23d	1	0.99mi
2821 Mathews St Unit 27-668 Baltimore, MD	2.0	1.0	730	$1,050	$1.44	23d	1	1.10mi
1708 Latrobe St Baltimore, MD	2.0	1.0	750	$2,250	$3.00	23d	1	1.21mi
231 E North Ave Baltimore, MD	3.0	1.0	430	$1,200	$2.79	16d	3	1.23mi
1100 Greenmount Ave Baltimore, MD	1.0–3.0	1.0–2.0	839	$2,584	$3.08	2d	1	1.23mi
500 N Rose St Baltimore, MD	3.0	2.0	520	$1,200	$2.31	4d	1	1.25mi
1040 E 33rd St Baltimore, MD	1.0–2.0	1.0–2.0	775	$1,525	$1.97	2d	10	1.27mi
520 Somerset St Baltimore, MD	1.0–2.0	1.0–2.0	634	$1,578	$2.49	43d	1	1.34mi
2315 St Paul St Baltimore, MD	1.0–2.0	1.0	579	$1,595	$2.75	1d	5	1.35mi
1312 Guilford Ave Baltimore, MD	1.0–2.0	1.0–2.0	1040	$1,850	$1.78	43d	6	1.35mi
103 E Mt Royal Ave Baltimore, MD	1.0–3.0	1.0–2.0	850	$2,624	$3.09	1d	17	1.40mi
214 E Chase St Unit 2 Baltimore, MD	2.0	1.0	600	$1,185	$1.98	43d	1	1.42mi
1301 Saint Paul St Baltimore, MD	3.0	1.0–3.0	1050	$2,399	$2.28	43d	1	1.45mi
1101 N Calvert St Baltimore, MD	2.0	1.0–2.0	910	$2,274	$2.50	1d	19	1.46mi
9 E Mount Royal Ave Baltimore, MD	1.0–2.0	1.0–2.0	724	$2,495	$3.44	1d	15	1.50mi

Listing history 27 events

1. 2026-06-15
   days on market $83,000 Active 33 DOM
2. 2026-06-13
   days on market $83,000 Active 31 DOM
3. 2026-06-09
   days on market $83,000 Active 27 DOM
4. 2026-06-08
   days on market $83,000 Active 26 DOM
5. 2026-06-07
   days on market $83,000 Active 25 DOM
6. 2026-06-04
   pricedays on market $83,000 Active 22 DOM
7. 2026-06-03
   days on market $90,000 Active 21 DOM
8. 2026-06-02
   days on market $90,000 Active 20 DOM
9. 2026-06-01
   days on market $90,000 Active 19 DOM
10. 2026-05-31
    days on market $90,000 Active 18 DOM
11. 2026-05-19
    status Active
12. 2026-05-14
    historical Active Under Contract
13. 2026-05-08
    listed $90,000 Active
14. 2026-03-02
    historical
15. 2026-01-17
    price $104,900
16. 2026-01-16
    status Active
17. 2026-01-09
    historical Active Under Contract
18. 2025-12-24
    price $109,000
19. 2025-11-19
    price $114,900
20. 2025-10-23
    price $115,000
21. 2025-10-03
    listed $120,000 Active
22. 2016-02-15
    historical 240-char remark

    Show marketing remark (240 chars)

    PUBLIC ONSITE AUCTION: Wed. Jan 20, 2016 @ 12:35PM. List Price is Suggested Opening Bid Only. 2 Story Townhome in South Clifton Park. Property is Occupied. Believed to Contain: 3BR/1BA. Pre-bid offers accepted. Agents Register Your Clients.

23. 2016-02-12
    soldstatus $12,500 240-char remark

    Show marketing remark (240 chars)

    PUBLIC ONSITE AUCTION: Wed. Jan 20, 2016 @ 12:35PM. List Price is Suggested Opening Bid Only. 2 Story Townhome in South Clifton Park. Property is Occupied. Believed to Contain: 3BR/1BA. Pre-bid offers accepted. Agents Register Your Clients.

24. 2016-02-12
    soldstatus $12,500 Sold

    Show marketing remark (240 chars)

    PUBLIC ONSITE AUCTION: Wed. Jan 20, 2016 @ 12:35PM. List Price is Suggested Opening Bid Only. 2 Story Townhome in South Clifton Park. Property is Occupied. Believed to Contain: 3BR/1BA. Pre-bid offers accepted. Agents Register Your Clients.

25. 2016-01-20
    status Contract
26. 2015-12-31
    listed $10,000 Active

    Show marketing remark (240 chars)

    PUBLIC ONSITE AUCTION: Wed. Jan 20, 2016 @ 12:35PM. List Price is Suggested Opening Bid Only. 2 Story Townhome in South Clifton Park. Property is Occupied. Believed to Contain: 3BR/1BA. Pre-bid offers accepted. Agents Register Your Clients.

27. 2015-12-31
    listed $10,000 240-char remark

    Show marketing remark (240 chars)

    PUBLIC ONSITE AUCTION: Wed. Jan 20, 2016 @ 12:35PM. List Price is Suggested Opening Bid Only. 2 Story Townhome in South Clifton Park. Property is Occupied. Believed to Contain: 3BR/1BA. Pre-bid offers accepted. Agents Register Your Clients.

ⓘ 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: $1,177 · $98/mo
• Projected year-2 tax: $1,177 · $98/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: $21,571
• − Mortgage interest: −$4,649
• − Property taxes: −$1,177
• − Insurance: −$415
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$2,415
• Taxable income: $9,464
• Est. tax owed @ 24.0%: −$2,271
• After-tax cash flow: $7,955/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

+800.0% since first listed

17 events — show timeline

• 2026-05-19 Relisted — BRIGHT MLS
• 2026-05-14 Contingent — BRIGHT MLS
• 2026-05-08 Listed $90,000 BRIGHT MLS
• 2026-03-02 Listing Removed — BRIGHT MLS
• 2026-01-17 Price Changed $104,900 BRIGHT MLS
• 2026-01-16 Relisted — BRIGHT MLS
• 2026-01-09 Contingent — BRIGHT MLS
• 2025-12-24 Price Changed $109,000 BRIGHT MLS
• 2025-11-19 Price Changed $114,900 BRIGHT MLS
• 2025-10-23 Price Changed $115,000 BRIGHT MLS
• 2025-10-03 Listed $120,000 BRIGHT MLS
• 2016-02-15 Listing Removed — BRIGHT MLS
• 2016-02-12 Sold (MLS) $12,500 MRIS
• 2016-02-12 Sold (MLS) $12,500 BRIGHT MLS
• 2016-01-20 Pending — MRIS
• 2015-12-31 Listed $10,000 MRIS
• 2015-12-31 Listed $10,000 BRIGHT MLS

Property tax history

+5.9%/yr

Latest (2025): $1,177 · +17.2% YoY. Source: county tax records.