1208 Bayard St · Baltimore, MD 21230

$95,000

2 bd · 1.0 ba · 828 sqft · Townhouse public records · 95 Days on market

Built 1875 840 sqft lot $115/sqft · 21% below area Est $121k · 21% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special. Price Improvement. 2 Bedroom rowhouse that has the potential to become a showpiece for the right new Owner. This rowhouse has a living room, a separate dining area or den, and a kitchen that walks out to a fenced backyard. Upstairs has 2 bedrooms and 1 full bath. Basement is storage only. This property needs a lot of love, but with this low price, why not? Last red Brick building, This property partners (2) other properties that are also for sale. from Corner 1210 , 1212- multi propose building and of course 1208.

Key facts

• Living room
• Fenced backyard
• Separate dining area

Tags

• FENCED BACKYARD
• SEPARATE DINING AREA
• LIVING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $95k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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 soft (-1.0%/yr); 364 active listings in the ZIP; 40 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 $657 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1875 — 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 $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.86% ✓
• Cap rate: 14.86%
• Cash-on-cash: 30.60%
• DSCR: 2.36
• GRM: 4.5

CMA / ARV

• ARV (median comp): $120,875
• List price: $95,000
• Delta: -21.41%
• 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
1241 Sargeant St	0.18mi	2/2.5	816 (-1%)	4mo	$160,000	$196	79
864 Carroll St	0.37mi	2/1.5	880 (+6%)	3mo	$89,000	$101	68
119 S Carrollton Ave	0.47mi	2/1.5	800 (-3%)	4mo	$83,000	$104	67
1121 Cleveland St	0.32mi	2/1.0	912 (+10%)	2mo	$109,900	$121	67
1133 Sargeant St	0.28mi	2/1.5	912 (+10%)	2mo	$67,500	$74	66
1606 Lemmon St	0.57mi	2/1.0	744 (-10%)	1mo	$20,000	$27	56
1608 Lemmon St	0.58mi	2/1.0	744 (-10%)	1mo	$20,000	$27	56
1610 Lemmon St	0.58mi	2/1.0	744 (-10%)	1mo	$20,000	$27	56
1612 Lemmon St	0.58mi	2/1.0	744 (-10%)	1mo	$20,000	$27	55
623 Archer St	0.39mi	2/2.0	720 (-13%)	4mo	$190,000	$264	53
1604 Lemmon St	0.57mi	1/1.0 (-1)	744 (-10%)	1mo	$20,000	$27	51
649 Dover St	0.74mi	1/1.5 (-1)	936 (+13%)	3mo	$195,000	$208	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 1.85×
• Total profit: $22,683
• Equity at exit: $14,165

10-year hold

• IRR: 27.7%
• Equity multiple: 3.09×
• Total profit: $55,589
• Equity at exit: $8,214

Cash invested: $26,600 (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 21230

• Rents YoY: -1.0%
• Active inventory: 364
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$498
• Tax from tax record: −$183 /mo · $2,199/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $678

Break-even live

Break-even rent $913

Max offer price $95,000

Occupancy floor 57%

Sensitivity live

Price	-10% $732	-5% $705	+0% $678	+5% $651	+10% $625
Rent	-10% $538	-5% $608	+0% $678	+5% $748	+10% $818
Rate	-1.0pp $726	-0.5pp $702	base $678	+0.5pp $654	+1.0pp $629

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1432 Carroll St Baltimore, MD	2.0	1.5	912	$1,900	$2.08	45d	1	0.05mi
1215 James St Baltimore, MD	2.0	1.0	960	$1,500	$1.56	45d	1	0.22mi
1163 Washington Blvd Baltimore, MD	2.0	2.5	1012	$1,700	$1.68	13d	1	0.23mi
1160 Washington Blvd Baltimore, MD	2.0	1.0	960	$1,575	$1.64	25d	1	0.25mi
1127 Sargeant St Baltimore, MD	2.0	1.5	1080	$1,275	$1.18	25d	1	0.28mi
1142 Sargeant St Baltimore, MD	3.0	2.0	1080	$1,601	$1.48	3d	1	0.29mi
853 Reinhart St Baltimore, MD	2.0	2.5	780	$1,800	$2.31	45d	1	0.37mi
1125 Wicomico St Baltimore, MD	3.0	3.0	1068	$1,955	$1.83	25d	1	0.37mi
305 S Calhoun St Baltimore, MD	2.0	1.0	1000	$1,300	$1.30	23d	1	0.40mi
923 McHenry St Baltimore, MD	3.0	1.0	1008	$1,625	$1.61	45d	1	0.43mi
847 McHenry St Baltimore, MD	2.0	2.0	952	$1,795	$1.89	5d	1	0.46mi
805 Washington Blvd Unit A Baltimore, MD	2.0	2.0	1050	$1,650	$1.57	45d	1	0.46mi
805 Washington Blvd Unit B Baltimore, MD	2.0	2.0	1106	$1,650	$1.49	21d	1	0.46mi
519 Scott St Unit 1 Baltimore, MD	2.0	2.0	800	$2,000	$2.50	45d	1	0.47mi
776 Washington Blvd Unit 3F Baltimore, MD	1.0	1.0	800	$1,000	$1.25	45d	1	0.49mi
1324 W Lombard St Unit 1 Baltimore, MD	2.0	2.0	1100	$1,500	$1.36	25d	1	0.56mi
1324 W Lombard St Unit 2 Baltimore, MD	2.0	1.5	1100	$1,450	$1.32	45d	1	0.56mi
812 S Paca St Baltimore, MD	3.0	2.0	990	$1,500	$1.52	13d	1	0.57mi
48 S Carrollton Ave Unit 4 Baltimore, MD	2.0	1.0	670	$1,600	$2.39	45d	1	0.58mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,950	$1.78	13d	1	0.59mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,860	$1.70	5d	1	0.59mi
638 S Paca St Unit 2404866494 Baltimore, MD	3.0	1.5	1100	$2,200	$2.00	45d	1	0.65mi
1712 W Lombard St #4 Baltimore, MD	1.0	1.0	550	$900	$1.64	45d	1	0.68mi
121 S Fremont Ave Baltimore, MD	1.0	1.0	582	$2,100	$3.61	21d	5	0.69mi
725 W Pratt St Baltimore, MD	1.0	1.0	584	$1,925	$3.29	11d	9	0.69mi
1601 Frederick Ave Unit 3 Baltimore, MD	2.0	1.0	1050	$1,050	$1.00	5d	1	0.72mi
657 Dover St Baltimore, MD	1.0	2.0	1080	$1,400	$1.30	13d	1	0.72mi
653 Dover St Baltimore, MD	1.0	1.5	936	$1,500	$1.60	21d	1	0.72mi
28 N Norris St Baltimore, MD	1.0	2.0	700	$1,450	$2.07	45d	1	0.75mi
101 N Schroeder St Baltimore, MD	3.0	1.0–2.0	1037	$2,481	$2.39	3d	12	0.79mi
519 W Pratt St Baltimore, MD	1.0	1.0	576	$1,400	$2.43	3d	2	0.84mi
1918 W Baltimore St Baltimore, MD	2.0–3.0	1.0–2.0	857	$1,375	$1.60	45d	1	0.89mi
410 W Lombard St Baltimore, MD	1.0	1.0	611	$1,995	$3.26	2d	4	0.97mi
301 W Lombard St Baltimore, MD	1.0	1.0–2.0	499	$1,775	$3.56	3d	30	1.01mi
617 W Lexington St Baltimore, MD	1.0–2.0	1.0	975	$2,200	$2.26	11d	4	1.03mi
101 W Cross St Baltimore, MD	2.0	1.0–2.0	937	$3,332	$3.55	3d	23	1.04mi
123 W Barre St #112 Baltimore, MD	2.0	1.5	975	$2,200	$2.26	45d	1	1.06mi
11 S Eutaw St Baltimore, MD	1.0–2.0	1.0–2.0	1023	$2,146	$2.10	3d	11	1.06mi
300 W Lombard St Baltimore, MD	2.0	1.0–2.0	686	$1,835	$2.67	3d	7	1.06mi
1 S Eutaw St Unit 1BR Baltimore, MD	1.0	1.0	600	$1,245	$2.08	16d	1	1.07mi

Listing history 21 events

1. 2026-06-21
   days on market $95,000 Active 95 DOM
2. 2026-06-18
   days on market $95,000 Active 92 DOM
3. 2026-06-17
   days on market $95,000 Active 91 DOM
4. 2026-06-16
   days on market $95,000 Active 90 DOM
5. 2026-06-15
   days on market $95,000 Active 89 DOM
6. 2026-06-13
   days on market $95,000 Active 87 DOM
7. 2026-06-09
   days on market $95,000 Active 83 DOM
8. 2026-06-08
   days on market $95,000 Active 82 DOM
9. 2026-06-07
   days on market $95,000 Active 81 DOM
10. 2026-06-04
    days on market $95,000 Active 78 DOM
11. 2026-06-03
    days on market $95,000 Active 77 DOM
12. 2026-06-02
    days on market $95,000 Active 76 DOM
13. 2026-06-01
    days on market $95,000 Active 75 DOM
14. 2026-05-31
    days on market $95,000 Active 74 DOM
15. 2026-05-14
    price $95,000 538-char remark

    Show marketing remark (538 chars)

    Investor Special. Price Improvement. 2 Bedroom rowhouse that has the potential to become a showpiece for the right new Owner. This rowhouse has a living room, a separate dining area or den, and a kitchen that walks out to a fenced backyard. Upstairs has 2 bedrooms and 1 full bath. Basement is storage only. This property needs a lot of love, but with this low price, why not? Last red Brick building, This property partners (2) other properties that are also for sale. from Corner 1210 , 1212- multi propose building and of course 1208.

16. 2026-03-18
    listed $100,000 Active 538-char remark

    Show marketing remark (538 chars)

    Investor Special. Price Improvement. 2 Bedroom rowhouse that has the potential to become a showpiece for the right new Owner. This rowhouse has a living room, a separate dining area or den, and a kitchen that walks out to a fenced backyard. Upstairs has 2 bedrooms and 1 full bath. Basement is storage only. This property needs a lot of love, but with this low price, why not? Last red Brick building, This property partners (2) other properties that are also for sale. from Corner 1210 , 1212- multi propose building and of course 1208.

17. 2006-02-02
    soldstatus $92,597
18. 2006-02-02
    soldstatus $92,597
19. 2005-10-28
    soldstatus $93,000 195-char remark

    Show marketing remark (195 chars)

    Large THS near Carroll Park. Shows well. Live in, rent out or rehab. Currently rented Month-to-Month. Tenant would like to stay. Call office for an appointment 410-752-1224. Also see 1212 Bayard.

20. 2005-10-06
    historical 195-char remark

    Show marketing remark (195 chars)

    Large THS near Carroll Park. Shows well. Live in, rent out or rehab. Currently rented Month-to-Month. Tenant would like to stay. Call office for an appointment 410-752-1224. Also see 1212 Bayard.

21. 2005-04-21
    listed $89,900 195-char remark

    Show marketing remark (195 chars)

    Large THS near Carroll Park. Shows well. Live in, rent out or rehab. Currently rented Month-to-Month. Tenant would like to stay. Call office for an appointment 410-752-1224. Also see 1212 Bayard.

ⓘ 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: $2,199 · $183/mo
• Projected year-2 tax: $2,199 · $183/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: $21,256
• − Mortgage interest: −$5,321
• − Property taxes: −$2,199
• − Insurance: −$475
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − Depreciation: −$2,764
• Taxable income: $7,096
• Est. tax owed @ 24.0%: −$1,703
• After-tax cash flow: $6,437/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): 32,977
• Household income: $91,842
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1463.0

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 0.63)
• Race & ethnicity: White 55% Black 23% Hispanic / Latino 13% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 1% 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: ▼ -311.43%
• Current HPI: 284.338
• Rent YoY: ▼ -1.00%
• 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

+5.7% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $95,000 BRIGHT MLS
• 2026-03-18 Listed $100,000 BRIGHT MLS
• 2006-02-02 Sold (Public Records) $92,597 Public Records
• 2006-02-02 Sold (Public Records) $92,597 Public Records
• 2005-10-28 Sold (MLS) $93,000 MRIS
• 2005-10-06 Delisted — MRIS
• 2005-04-21 Listed $89,900 MRIS

Property tax history

+3.0%/yr

Latest (2025): $2,199 · +6.9% YoY. Source: county tax records.