1204 Violette Ave · Baltimore, MD 21229

$185,000

3 bd · 2.5 ba · 1,420 sqft · Townhouse public records · 22 Days on market

Built 1987 436 sqft lot Est $230k · 20% 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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.7/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for the savvy buyer/investor. Spacious townhome in a convenient commuter location, close to major roadways, schools and shopping. Generous room sizes, 3 bedrooms and 2 full bathrooms. Lower level is finished with an additional room. Enjoy the screened deck off the dining room, there is plenty of space in the large backyard for summer fun. Carpad and plenty of street parking.

Key facts

• Screened deck
• Private backyard
• Built 1987

Tags

• SCREENED DECK
• PRIVATE BACKYARD

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric power for heating, cooling, and hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Year built (estimated)
• Construction: Brick and vinyl siding exterior; Other foundation details; Above-grade structures
• Exterior features: Driveway; No tidal water

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms (one on upper level, one on lower level)
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (+5.4%/yr); 256 active listings in the ZIP; 37 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 40% 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 $1k of loan paydown is wiped out by about $6k 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 22 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $40k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $185k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,225 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $230,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3714 Greenvale Rd	0.12mi	3/2.0	1,364 (-4%)	10mo	$221,000	$162	78
3607 Clarenell Rd	0.25mi	3/1.5	1,360 (-4%)	2mo	$220,000	$162	76
3651 Mactavish Ave	0.17mi	3/2.0	1,492 (+5%)	6mo	$250,000	$168	76
3648 Greenvale Rd	0.18mi	3/2.0	1,240 (-13%)	4mo	$199,900	$161	65
3658 Greenvale Rd	0.16mi	3/1.0	1,240 (-13%)	0mo	$210,000	$169	65
903 Leeds Ave	0.55mi	3/2.0	1,440 (+1%)	7mo	$285,000	$198	64
3726 Benson Ave	0.16mi	3/1.5	1,240 (-13%)	7mo	$230,000	$185	62
3644 Greenvale Rd	0.19mi	3/2.0	1,240 (-13%)	11mo	$174,000	$140	59
1033 Pine Heights Ave	0.43mi	3/2.5	1,582 (+11%)	10mo	$230,000	$145	53
3424 Wilkens Ave	0.64mi	3/2.5	1,280 (-10%)	2mo	$207,000	$162	52
1259 Haverhill Rd	0.31mi	3/2.0	1,245 (-12%)	14mo	$215,000	$173	51
1228 S Grantley St	0.40mi	4/2.0 (+1)	1,536 (+8%)	14mo	$238,000	$155	49

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-8,277
• Equity at exit: $27,584

10-year hold

• IRR: 8.1%
• Equity multiple: 1.69×
• Total profit: $35,539
• Equity at exit: $15,995

Cash invested: $51,800 (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: 256
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,982 high
• Mortgage (P&I): −$970
• Tax from tax record: −$255 /mo · $3,059/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $264

Break-even live

Break-even rent $1,648

Max offer price $185,000

Occupancy floor 82%

Sensitivity live

Price	-10% $368	-5% $316	+0% $264	+5% $211	+10% $159
Rent	-10% $107	-5% $185	+0% $264	+5% $342	+10% $420
Rate	-1.0pp $357	-0.5pp $311	base $264	+0.5pp $216	+1.0pp $167

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3704 Coolidge Ave Baltimore, MD	2.0	1.0	1262	$2,000	$1.58	21d	1	0.16mi
751 Yale Ave Baltimore, MD	3.0	1.5	1024	$1,750	$1.71	45d	1	0.87mi
738 Yale Ave Baltimore, MD	2.0	1.0	1346	$1,900	$1.41	25d	1	0.91mi
627 Lucia Ave Baltimore, MD	3.0	1.0	892	$1,750	$1.96	25d	1	0.94mi
613 S Beechfield Ave Baltimore, MD	3.0	1.5	1080	$1,950	$1.81	45d	1	0.97mi
4630 Warren Tree Way Baltimore, MD	3.0	1.5	1736	$2,500	$1.44	6d	1	1.00mi
586 Lucia Ave Baltimore, MD	3.0	1.5	1178	$2,100	$1.78	19d	1	1.00mi
4700 Gateway Ter Arbutus, MD	1.0–3.0	1.0	728	$1,652	$2.27	45d	1	1.02mi
4301 Parkton St Baltimore, MD	1.0–3.0	1.0	730	$1,550	$2.12	45d	1	1.02mi
4610 College Ave Baltimore, MD	4.0	2.0	1440	$2,200	$1.53	19d	1	1.04mi
500 Lucia Ave Baltimore, MD	3.0	2.0	1472	$2,100	$1.43	17d	1	1.08mi
4431 Eldone Rd Baltimore, MD	3.0	2.0	896	$2,000	$2.23	25d	1	1.08mi
565 Brisbane Rd Baltimore, MD	2.0	2.0	1146	$1,675	$1.46	25d	1	1.15mi
21 Holland Hill Ct Catonsville, MD	4.0	1.5	1320	$2,200	$1.67	45d	1	1.17mi
1270 Linden Ave Unit 2 Halethorpe, MD	2.0	1.0	1200	$1,300	$1.08	45d	1	1.20mi
3130 Stafford St Baltimore, MD	3.0	1.0	1200	$1,500	$1.25	21d	1	1.20mi
304 Collins Ave Unit 2 Baltimore, MD	3.0	1.0	1016	$2,100	$2.07	45d	1	1.20mi
5143 Westland Blvd Halethorpe, MD	3.0	2.0	1480	$2,350	$1.59	19d	1	1.27mi
1117 Circle Dr Halethorpe, MD	3.0	1.5	1408	$2,350	$1.67	6d	1	1.28mi
670 Queensgate Rd Baltimore, MD	3.0	2.0	1600	$2,100	$1.31	5d	1	1.29mi
1130 Linden Ave Halethorpe, MD	3.0	1.5	1424	$2,200	$1.54	19d	1	1.32mi
212 S Loudon Ave Baltimore, MD	3.0	1.5	1310	$1,550	$1.18	45d	1	1.33mi
103 Waelchli Ave Halethorpe, MD	3.0	1.5	1612	$1,600	$0.99	6d	1	1.34mi
24 Colony Hill Ct Baltimore, MD	1.0–3.0	1.0–1.5	867	$1,906	$2.20	6d	9	1.36mi
5015 Wilkens Ave Catonsville, MD	4.0	2.0	1728	$2,600	$1.50	4d	1	1.36mi
402 Colleen Rd Baltimore, MD	1.0–2.0	1.0	910	$1,450	$1.59	3d	11	1.36mi
4018 Massachusetts Ave Baltimore, MD	3.0	1.0	1050	$1,400	$1.33	25d	1	1.37mi
501 Hazlett Ave Baltimore, MD	2.0–3.0	1.5–2.0	1044	$1,879	$1.80	3d	8	1.38mi
3 Brucester Bridge Ct Catonsville, MD	4.0	2.5	1440	$2,700	$1.88	25d	1	1.39mi
2737 Wilkens Ave Baltimore, MD	3.0	1.5	1232	$1,650	$1.34	5d	1	1.39mi
24 Laurence Brooke Rd Catonsville, MD	4.0	3.0	1440	$2,800	$1.94	13d	1	1.41mi
2738 Wilkens Ave Baltimore, MD	3.0	1.0	1183	$1,500	$1.27	45d	1	1.41mi
1633 Sexton St Baltimore, MD	4.0	3.0	1748	$1,999	$1.14	45d	1	1.43mi
117 Collins Ave Baltimore, MD	3.0	3.0	1617	$2,350	$1.45	45d	1	1.44mi
941 Brunswick St Baltimore, MD	3.0	1.5	1516	$1,650	$1.09	19d	1	1.44mi
941 Brunswick St Baltimore, MD	3.0	1.5	1558	$1,600	$1.03	45d	1	1.44mi
3207 Bryant Ave Halethorpe, MD	3.0	2.0	1808	$2,350	$1.30	45d	1	1.49mi

Listing history 16 events

1. 2026-06-21
   days on market $185,000 Active 22 DOM
2. 2026-06-18
   days on market $185,000 Active 19 DOM
3. 2026-06-18
   price $185,000 Active 18 DOM
4. 2026-06-17
   days on market $225,000 Active 18 DOM
5. 2026-06-16
   days on market $225,000 Active 17 DOM
6. 2026-06-15
   days on market $225,000 Active 16 DOM
7. 2026-06-13
   days on market $225,000 Active 14 DOM
8. 2026-06-09
   days on market $225,000 Active 10 DOM
9. 2026-06-08
   days on market $225,000 Active 9 DOM
10. 2026-06-07
    days on market $225,000 Active 8 DOM
11. 2026-06-04
    days on market $225,000 Active 5 DOM
12. 2026-06-03
    days on market $225,000 Active 4 DOM
13. 2026-06-02
    days on market $225,000 Active 3 DOM
14. 2026-06-01
    days on market $225,000 Active 2 DOM
15. 2026-05-31
    remarks 511-char remark
16. 2026-05-31
    listed $225,000 Active 1 DOM

ⓘ 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: $3,059 · $255/mo
• Projected year-2 tax: $3,059 · $255/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
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 18% chance of damaging wind over 30 yrs

Taxation est. · year 1

• Rental income: $23,785
• − Mortgage interest: −$10,363
• − Property taxes: −$3,059
• − Insurance: −$925
• − Repairs & maintenance: −$1,903
• − Management: −$1,903
• − Depreciation: −$5,382
• Taxable income: $251
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $3,105/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

+192.2% since first listed

6 events — show timeline

• 2026-05-30 Listed $225,000 BRIGHT MLS
• 2016-11-15 Sold (MLS) $104,900 BRIGHT MLS
• 2016-07-01 Listing Removed — BRIGHT MLS
• 2016-01-29 Listed $119,900 BRIGHT MLS
• 2002-05-02 Sold (Public Records) $103,000 Public Records
• 1988-06-21 Sold (Public Records) $77,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $3,059 · +5.4% YoY. Source: county tax records.