3706 Overview Rd · Baltimore, MD 21215

$219,900

4 bd · 3.5 ba · 1,870 sqft · Townhouse · 9 Days on market

Built 1920 2,280 sqft lot Est $224k · 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 +23.5/30.0
• ARV discount +8.4/15.0
• DSCR +7.6/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious three bedroom brick townhome in need of restoration to its former beauty. Large finished basement and great backyard.

Key facts

• Built 1920
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/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 $218k (0.9% below list).
• Recommended offer: $218k (0.9% below list) — sets the bar for 1% rule.
• Cap rate 8.5% 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 (+2.4%/yr); 351 active listings in the ZIP; 28 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).
• At $2,178/mo this rent would consume 51% of the median local household income ($52k/yr) (locally 3644% 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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 25y 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 $40k; list at $220k implies a 450% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $217,830 (0.9% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.99% ✗
• Cap rate: 8.53%
• Cash-on-cash: 7.98%
• DSCR: 1.36
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $224,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3706 Overview Rd	0.00mi	4/3.5	1,870 (0%)	0mo	$220,000	$118	100
2800 Suffolk Ave	0.27mi	4/2.0	1,881 (+1%)	2mo	$37,500	$20	79
4054 Hilton Rd	0.30mi	4/3.5	1,815 (-3%)	3mo	$250,000	$138	78
2922 Ulman Ave	0.10mi	5/1.5 (+1)	1,800 (-4%)	2mo	$82,900	$46	74
2627 Loyola Northway	0.66mi	4/3.5	1,900 (+2%)	2mo	$250,000	$132	64
4043 Cedardale Rd	0.42mi	4/3.5	1,997 (+7%)	6mo	$257,900	$129	64
2258 Druid Park Dr	0.59mi	3/3.5 (-1)	1,764 (-6%)	2mo	$282,500	$160	56
3825 Pall Mall Rd	0.40mi	4/2.0	1,670 (-11%)	2mo	$246,000	$147	56
3520 White Chapel Rd	0.44mi	3/2.5 (-1)	1,718 (-8%)	5mo	$130,000	$76	53
3512 Reisterstown Rd	0.22mi	4/1.0	2,145 (+15%)	7mo	$59,900	$28	49
3911 Bareva Rd	0.54mi	4/2.0	1,620 (-13%)	0mo	$112,100	$69	46
4006 Greenspring Ave	0.63mi	3/2.0 (-1)	1,767 (-6%)	5mo	$212,000	$120	46

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 · 2.41% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.77×
• Total profit: $-14,436
• Equity at exit: $32,788

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $10,998
• Equity at exit: $19,013

Cash invested: $61,572 (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 21215

• Rents YoY: 2.4%
• Active inventory: 351
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,178 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$67 /mo · $799/yr
• Insurance: −$92
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $354

Break-even live

Break-even rent $1,730

Max offer price $219,900

Occupancy floor 79%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3204 Sequoia Ave Baltimore, MD	4.0	2.5	1791	$2,600	$1.45	44d	1	0.18mi
3822 Pall Mall Rd Baltimore, MD	3.0	1.5	1320	$1,875	$1.42	44d	1	0.40mi
4037 Cedardale Rd Baltimore, MD	5.0	3.0	1500	$2,800	$1.87	15d	1	0.42mi
4230 Towanda Ave Baltimore, MD	3.0	2.0	1400	$1,800	$1.29	18d	1	0.55mi
2305 Wichita Ave Unit 1 Baltimore, MD	3.0	1.0	1950	$1,300	$0.67	24d	1	0.63mi
2619 Loyola Northway Baltimore, MD	3.0	2.0	1400	$1,995	$1.43	24d	1	0.70mi
3104 Tioga Pkwy Baltimore, MD	3.0	2.0	1640	$2,050	$1.25	22d	1	0.82mi
3632 Parkdale Ave Baltimore, MD	3.0	1.0	1400	$3,000	$2.14	44d	1	0.85mi
3784 Columbus Dr Baltimore, MD	4.0	2.0	1250	$2,200	$1.76	24d	1	1.03mi
4704 Pimlico Rd Baltimore, MD	3.0	1.5	2006	$1,800	$0.90	24d	1	1.16mi
3030 Windsor Ave Baltimore, MD	4.0	1.5	2124	$1,995	$0.94	4d	1	1.17mi
4320 Roland Heights Ave Baltimore, MD	3.0	2.5	1800	$3,300	$1.83	18d	1	1.19mi
4322 Roland Heights Ave Baltimore, MD	3.0	3.0	1800	$3,000	$1.67	44d	1	1.19mi
2812 Clifton Ave Baltimore, MD	3.0	1.5	1650	$1,850	$1.12	44d	1	1.20mi
2216 Whittier Ave Baltimore, MD	5.0	1.5	1392	$1,975	$1.42	24d	1	1.21mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	18d	1	1.24mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	44d	1	1.24mi
4319 Medfield Ave Baltimore, MD	3.0	2.5	1800	$3,100	$1.72	44d	1	1.24mi
2917 Clifton Ave Baltimore, MD	4.0	4.0	1700	$2,150	$1.26	24d	1	1.25mi
2001 W Cold Spring Ln Baltimore, MD	1.0–3.0	1.0–2.0	1154	$3,505	$3.04	2d	31	1.29mi
2128 N Pulaski St Baltimore, MD	4.0	3.0	2166	$2,200	$1.02	44d	1	1.30mi
2204 Clifton Ave Baltimore, MD	3.0	1.0	1400	$1,450	$1.04	4d	1	1.31mi
3904 Gwynns Falls Pkwy Baltimore, MD	3.0	2.0	1772	$2,600	$1.47	44d	1	1.40mi
2405 W North Ave Baltimore, MD	4.0	3.0	1826	$1,900	$1.04	4d	1	1.43mi
2401 W North Ave Baltimore, MD	5.0	2.0	2037	$1,800	$0.88	4d	1	1.43mi
3534 Poole St Unit 1 Baltimore, MD	3.0	2.0	1450	$2,600	$1.79	24d	1	1.43mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	24d	1	1.47mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	11d	1	1.47mi

Listing history 29 events

1. 2026-04-23
   status Pending
2. 2026-04-15
   status Active
3. 2026-04-15
   historical
4. 2026-04-15
   listed $219,900 Active
5. 2026-04-13
   price $219,900
6. 2026-04-11
   historical $209,900
7. 2024-12-13
   soldstatus $40,000 Closed 126-char remark

   Show marketing remark (126 chars)

   Spacious three bedroom brick townhome in need of restoration to its former beauty. Large finished basement and great backyard.

8. 2024-11-08
   status Pending 126-char remark

   Show marketing remark (126 chars)

   Spacious three bedroom brick townhome in need of restoration to its former beauty. Large finished basement and great backyard.

9. 2024-10-22
   listed $44,950 Active 126-char remark

   Show marketing remark (126 chars)

   Spacious three bedroom brick townhome in need of restoration to its former beauty. Large finished basement and great backyard.

10. 2022-12-30
    historical
11. 2022-11-05
    price $85,000
12. 2022-10-18
    historical
13. 2022-10-06
    listed $86,500 Active
14. 2022-09-20
    price $86,500
15. 2022-09-20
    status Active
16. 2022-05-18
    historical
17. 2022-05-18
    listed $87,000
18. 2022-04-28
    soldstatus $68,000 Closed
19. 2022-04-04
    status Pending
20. 2022-03-31
    soldstatus $68,000 Closed
21. 2022-03-18
    status Pending
22. 2021-12-09
    listed $87,500 Active
23. 2021-11-08
    historical
24. 2021-10-27
    price $52,900
25. 2021-10-06
    price $59,900
26. 2021-09-25
    price $64,900
27. 2021-09-21
    listed $69,900 Active
28. 2002-08-31
    historical
29. 2001-09-04
    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: $799 · $67/mo
• Projected year-2 tax: $1,598 · $133/mo
• Expected delta: +$799/yr (+$67/mo · 100.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 14 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: $26,140
• − Mortgage interest: −$12,318
• − Property taxes: −$799
• − Insurance: −$1,766
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − Depreciation: −$6,397
• Taxable income: $678
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $4,085/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): 52,229
• Household income: $51,587
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 3644.0

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 (73%)
• Race & ethnicity: Black 73% White 17% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Common ancestry: Scotch-Irish 2% Romanian 2% Italian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -318.58%
• Current HPI: 291.4926
• Rent YoY: ▲ 2.41%
• 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

+214.6% since first listed

29 events — show timeline

• 2026-04-23 Pending — BRIGHT MLS
• 2026-04-15 Relisted — BRIGHT MLS
• 2026-04-15 Listing Removed — BRIGHT MLS
• 2026-04-15 Listed $219,900 BRIGHT MLS
• 2026-04-13 Price Changed $219,900 BRIGHT MLS
• 2026-04-11 Coming Soon $209,900 BRIGHT MLS
• 2024-12-13 Sold (MLS) $40,000 BRIGHT MLS
• 2024-11-08 Pending — BRIGHT MLS
• 2024-10-22 Listed $44,950 BRIGHT MLS
• 2022-12-30 Listing Removed — BRIGHT MLS
• 2022-11-05 Price Changed $85,000 BRIGHT MLS
• 2022-10-18 Listing Removed — BRIGHT MLS
• 2022-10-06 Listed $86,500 BRIGHT MLS
• 2022-09-20 Price Changed $86,500 BRIGHT MLS
• 2022-09-20 Relisted — BRIGHT MLS
• 2022-05-18 Listed $87,000 BRIGHT MLS
• 2022-05-18 Listing Removed — BRIGHT MLS
• 2022-04-28 Sold (MLS) $68,000 BRIGHT MLS
• 2022-04-04 Pending — BRIGHT MLS
• 2022-03-31 Sold (MLS) $68,000 BRIGHT MLS
• 2022-03-18 Pending — BRIGHT MLS
• 2021-12-09 Listed $87,500 BRIGHT MLS
• 2021-11-08 Listing Removed — BRIGHT MLS
• 2021-10-27 Price Changed $52,900 BRIGHT MLS
• 2021-10-06 Price Changed $59,900 BRIGHT MLS
• 2021-09-25 Price Changed $64,900 BRIGHT MLS
• 2021-09-21 Listed $69,900 BRIGHT MLS
• 2002-08-31 Delisted — MRIS
• 2001-09-04 Listed — MRIS

Property tax history

+1.8%/yr

Latest (2025): $799 · +17.2% YoY. Source: county tax records.