3727 Mactavish Ave · Baltimore, MD 21229

$140,000

2 bd · 1.5 ba · 998 sqft · Townhouse public records · 38 Days on market

Built 1951 1,742 sqft lot $140/sqft · 27% below area Est $193k · 27% under

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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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.8/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 2 Bedroom, 1.5 bath townhome/row house in the charming neighborhood of Violetville. This home has been well cared for but the family has grown and they are seeking a larger space. House is move in ready with high quality carpet or real hardwood floors underneath. Enjoy a quiet street with great accessibility to Greater Baltimore. Finished basement, ceiling fans, and more. Convenient to 695, 95, St. Agnes, and downtown Baltimore. The family still lives in the house, we will do our best to accommodate all showings. Seller's require rent back, maximum of 4 months but ready to move as soon as they find new home. Actively searching.

Key facts

• Parking
• Built 1951
• Listed 38 days

Property features AI

Exterior

• Parking: 1 driveway space; 1 total garage/parking space
• Utilities: Public water; No septic system (public sewer); Utilities: above ground and underground
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Not in a federal flood zone
• Construction: Brick construction; Block foundation; Above grade and below grade structures
• Exterior features: Porch(es); Awnings; Sidewalks; Paved driveway

Interior

• Kitchen: Refrigerator included
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood; Tile/Brick; Vinyl
• Bathrooms: 1 full bathroom on the main level; 1 half bathroom on the main level
• Heating & cooling: Hot water baseboard heating; Natural gas heating and hot water
• Interior features: Combination kitchen and dining area; Traditional floor plan; Wood floors; Daylight partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 6.0% in Baltimore — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+5.4%/yr); 252 active listings in the ZIP; 22 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 30% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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

• It's been on market 38 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1951 — 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: 1.08% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 7.7

CMA / ARV

• ARV (median comp): $192,978
• List price: $140,000
• Delta: -27.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3645 Clarenell Rd	0.13mi	2/1.5	1,050 (+5%)	0mo	$180,000	$171	85
3650 Clarenell Rd	0.11mi	2/1.0	1,050 (+5%)	2mo	$180,000	$171	83
3653 Mactavish Ave	0.12mi	2/1.0	1,050 (+5%)	2mo	$172,500	$164	82
3542 Benzinger Rd	0.41mi	2/2.0	999 (+0%)	0mo	$198,000	$198	78
3507 Greenvale Rd	0.28mi	3/2.0 (+1)	1,024 (+3%)	0mo	$241,000	$235	76
1023 Rockhill Ave	0.36mi	3/1.0 (+1)	992 (-1%)	0mo	$220,000	$222	75
3547 Benzinger Rd	0.38mi	2/1.5	1,050 (+5%)	1mo	$199,900	$190	73
3579 Benzinger Rd	0.36mi	2/1.5	1,050 (+5%)	3mo	$189,000	$180	72
3517 Wilkens Ave	0.46mi	2/2.0	1,050 (+5%)	4mo	$215,000	$205	65
3644 Benson Ave	0.20mi	2/1.5	1,145 (+15%)	2mo	$180,000	$157	64
3521 Wilkens Ave	0.46mi	1/2.0 (-1)	1,050 (+5%)	3mo	$202,000	$192	60
3396 Dulany St	0.70mi	2/1.5	1,080 (+8%)	0mo	$177,523	$164	54

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 · 5.38% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-9,144
• Equity at exit: $20,874

10-year hold

• IRR: 6.4%
• Equity multiple: 1.53×
• Total profit: $20,820
• Equity at exit: $12,105

Cash invested: $39,200 (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 21229

• Rents YoY: 5.4%
• Active inventory: 252
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$734
• Tax from tax record: −$245 /mo · $2,937/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $154

Break-even live

Break-even rent $1,313

Max offer price $140,000

Occupancy floor 85%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4041 Wilkens Ave Unit C Baltimore, MD	1.0	1.0	600	$1,050	$1.75	14d	1	0.52mi
4041 Wilkens Ave Unit B Baltimore, MD	1.0	1.0	600	$1,000	$1.67	43d	1	0.55mi
4407 Leeds Ave Baltimore, MD	1.0	1.0	800	$1,300	$1.62	43d	1	0.58mi
3392 Saint Benedict St Baltimore, MD	2.0	1.0	864	$1,450	$1.68	23d	1	0.67mi
751 Yale Ave Baltimore, MD	3.0	1.5	1024	$1,750	$1.71	43d	1	0.82mi
1708 Hall Ave Unit 2 Halethorpe, MD	2.0	1.0	845	$1,625	$1.92	11d	1	0.83mi
627 Lucia Ave Baltimore, MD	3.0	1.0	892	$1,750	$1.96	23d	1	0.89mi
613 S Beechfield Ave Baltimore, MD	3.0	1.5	1080	$1,950	$1.81	43d	1	0.93mi
4301 Parkton St Baltimore, MD	1.0–3.0	1.0	730	$1,264	$1.73	43d	1	0.96mi
4431 Eldone Rd Baltimore, MD	3.0	2.0	896	$2,000	$2.23	23d	1	1.02mi
4700 Gateway Ter Arbutus, MD	1.0–3.0	1.0	728	$1,336	$1.84	43d	1	1.03mi
4617 Wilkens Ave Unit B Baltimore, MD	2.0	1.0	600	$1,200	$2.00	23d	1	1.04mi
304 Collins Ave Unit 2 Baltimore, MD	3.0	1.0	1016	$2,100	$2.07	43d	1	1.14mi
304 Collins Ave Unit 1 Baltimore, MD	1.0	1.0	845	$1,600	$1.89	43d	1	1.14mi
1253 Circle Dr Halethorpe, MD	1.0	1.0	780	$1,500	$1.92	17d	1	1.16mi
4018 Massachusetts Ave Baltimore, MD	3.0	1.0	1050	$1,400	$1.33	23d	1	1.30mi
402 Colleen Rd Baltimore, MD	1.0–2.0	1.0	910	$1,450	$1.59	2d	11	1.30mi
501 Hazlett Ave Baltimore, MD	2.0–3.0	1.5–2.0	1044	$1,395	$1.34	1d	8	1.33mi
4215 Connecticut Ave Baltimore, MD	1.0	1.0	625	$950	$1.52	23d	1	1.38mi
24 Colony Hill Ct Baltimore, MD	1.0–3.0	1.0–1.5	867	$1,704	$1.96	4d	9	1.42mi
532 Coventry Rd Baltimore, MD	2.0	1.0	661	$1,300	$1.97	21d	1	1.49mi
2429 Washington Blvd Baltimore, MD	1.0	1.0	940	$600	$0.64	23d	1	1.50mi

Listing history 26 events

1. 2026-06-18
   days on market $140,000 Active 38 DOM
2. 2026-06-17
   days on market $140,000 Active 37 DOM
3. 2026-06-16
   days on market $140,000 Active 36 DOM
4. 2026-06-15
   days on market $140,000 Active 35 DOM
5. 2026-06-13
   days on market $140,000 Active 33 DOM
6. 2026-06-09
   days on market $140,000 Active 29 DOM
7. 2026-06-08
   days on market $140,000 Active 28 DOM
8. 2026-06-07
   days on market $140,000 Active 27 DOM
9. 2026-06-04
   days on market $140,000 Active 24 DOM
10. 2026-06-03
    days on market $140,000 Active 23 DOM
11. 2026-06-02
    days on market $140,000 Active 22 DOM
12. 2026-06-02
    price $140,000 Active 21 DOM
13. 2026-06-01
    days on market $145,000 Active 21 DOM
14. 2026-05-31
    days on market $145,000 Active 20 DOM
15. 2026-05-12
    listed $145,000 Active 501-char remark
16. 2026-05-12
    historical $145,000 501-char remark
17. 2023-03-16
    soldstatus $145,000
18. 2022-04-01
    soldstatus $145,000 Closed 651-char remark

    Show marketing remark (651 chars)

    Welcome to this 2 Bedroom, 1.5 bath townhome/row house in the charming neighborhood of Violetville. This home has been well cared for but the family has grown and they are seeking a larger space. House is move in ready with high quality carpet or real hardwood floors underneath. Enjoy a quiet street with great accessibility to Greater Baltimore. Finished basement, ceiling fans, and more. Convenient to 695, 95, St. Agnes, and downtown Baltimore. The family still lives in the house, we will do our best to accommodate all showings. Seller's require rent back, maximum of 4 months but ready to move as soon as they find new home. Actively searching.

19. 2022-02-24
    status Pending 651-char remark

    Show marketing remark (651 chars)

    Welcome to this 2 Bedroom, 1.5 bath townhome/row house in the charming neighborhood of Violetville. This home has been well cared for but the family has grown and they are seeking a larger space. House is move in ready with high quality carpet or real hardwood floors underneath. Enjoy a quiet street with great accessibility to Greater Baltimore. Finished basement, ceiling fans, and more. Convenient to 695, 95, St. Agnes, and downtown Baltimore. The family still lives in the house, we will do our best to accommodate all showings. Seller's require rent back, maximum of 4 months but ready to move as soon as they find new home. Actively searching.

20. 2022-02-18
    price $142,000 651-char remark

    Show marketing remark (651 chars)

    Welcome to this 2 Bedroom, 1.5 bath townhome/row house in the charming neighborhood of Violetville. This home has been well cared for but the family has grown and they are seeking a larger space. House is move in ready with high quality carpet or real hardwood floors underneath. Enjoy a quiet street with great accessibility to Greater Baltimore. Finished basement, ceiling fans, and more. Convenient to 695, 95, St. Agnes, and downtown Baltimore. The family still lives in the house, we will do our best to accommodate all showings. Seller's require rent back, maximum of 4 months but ready to move as soon as they find new home. Actively searching.

21. 2022-01-24
    price $144,900 651-char remark

    Show marketing remark (651 chars)

    Welcome to this 2 Bedroom, 1.5 bath townhome/row house in the charming neighborhood of Violetville. This home has been well cared for but the family has grown and they are seeking a larger space. House is move in ready with high quality carpet or real hardwood floors underneath. Enjoy a quiet street with great accessibility to Greater Baltimore. Finished basement, ceiling fans, and more. Convenient to 695, 95, St. Agnes, and downtown Baltimore. The family still lives in the house, we will do our best to accommodate all showings. Seller's require rent back, maximum of 4 months but ready to move as soon as they find new home. Actively searching.

22. 2022-01-18
    listed $149,900 Active 651-char remark

    Show marketing remark (651 chars)

    Welcome to this 2 Bedroom, 1.5 bath townhome/row house in the charming neighborhood of Violetville. This home has been well cared for but the family has grown and they are seeking a larger space. House is move in ready with high quality carpet or real hardwood floors underneath. Enjoy a quiet street with great accessibility to Greater Baltimore. Finished basement, ceiling fans, and more. Convenient to 695, 95, St. Agnes, and downtown Baltimore. The family still lives in the house, we will do our best to accommodate all showings. Seller's require rent back, maximum of 4 months but ready to move as soon as they find new home. Actively searching.

23. 2003-07-10
    soldstatus $71,500
24. 2003-03-31
    soldstatus $71,500
25. 2003-01-22
    historical
26. 2002-08-26
    listed $71,500

ⓘ 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: $2,937 · $245/mo
• Projected year-2 tax: $2,937 · $245/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 5/10 Major 26% 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: $18,088
• − Mortgage interest: −$7,842
• − Property taxes: −$2,937
• − Insurance: −$700
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$4,073
• Taxable loss: −$358
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $1,929/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): 46,679
• Household income: $60,047
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 2776.0

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 15% Hispanic / Latino 6% Two or more races 4% Asian 3%
• Common ancestry: Lithuanian 1% Romanian 1% Serbian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -259.07%
• Current HPI: 226.896
• Rent YoY: ▲ 5.38%
• 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

+95.8% since first listed

13 events — show timeline

• 2026-06-01 Price Changed $140,000 BRIGHT MLS
• 2026-05-12 Listed $145,000 BRIGHT MLS
• 2026-05-12 Coming Soon $145,000 BRIGHT MLS
• 2023-03-16 Sold (Public Records) $145,000 Public Records
• 2022-04-01 Sold (MLS) $145,000 BRIGHT MLS
• 2022-02-24 Pending — BRIGHT MLS
• 2022-02-18 Price Changed $142,000 BRIGHT MLS
• 2022-01-24 Price Changed $144,900 BRIGHT MLS
• 2022-01-18 Listed $149,900 BRIGHT MLS
• 2003-07-10 Sold (Public Records) $71,500 Public Records
• 2003-03-31 Sold (MLS) $71,500 MRIS
• 2003-01-22 Delisted — MRIS
• 2002-08-26 Listed $71,500 MRIS

Property tax history

+1.2%/yr

Latest (2025): $2,937 · +13.0% YoY. Source: county tax records.