5505 Hamlet Ave · Baltimore, MD 21214

$163,000

3 bd · 1.5 ba · 1,568 sqft · SingleFamily public records · 8 Days on market

Built 1900 7,496 sqft lot Est $289k · 44% under ↓ 12% since listing

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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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +8.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this colonial home that's nestled away in the Hamilton neighborhood. The main level features an open concept living and dining room and a spacious chef's kitchen. There are hardwood floors throughout the home with additional features such as a walk-up basement with tall ceilings, a large fenced yard, and an inviting front porch. Pack your bags and move right in to this home filled with perfect charm and character!

Key facts

• Rear attached deck
• Front porch
• Walk-in attic

Tags

• FRONT PORCH
• REAR ATTACHED DECK
• SLATE ROOF
• OFF-STREET PARKING
• SHARED DRIVEWAY
• WALK-IN ATTIC

Property features AI

Finance

• Financial info: Fee simple ownership; Property noted as needing major rehabilitation

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer; 220 volt electrical service; Natural gas hot water
• Home design: Detached home; Slate roof
• Construction: Vinyl siding; Copper plumbing; Concrete perimeter foundation; Built prior to or per assessor records
• Exterior features: Detached structure; No tidal water; Above-grade and below-grade exterior structures

Interior

• Kitchen: Eat-in kitchen; Pantry
• Bedrooms: Three bedrooms on the upper level
• Flooring: Wood flooring
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Baseboard electric heating; Window air conditioning units
• Interior features: Dining area; Traditional floor plan; Eat-in kitchen; Pantry; Daylight, partial basement with interior access, outside/rear entrance, connecting stairway, sump pump, unfinished areas, walkout level; 10 total rooms
• Laundry & utility: Basement with utility access and sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Cap rate 9.2% 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: 96 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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: property tax is 2.7% of price; built in 1900 — 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 $163,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.31% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $288,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5403 Hamlet Ave	0.14mi	3/2.5	1,486 (-5%)	2mo	$410,000	$276	80
5607 Fair Oaks Ave	0.11mi	4/2.5 (+1)	1,685 (+8%)	2mo	$310,000	$184	72
5009 Grindon Ave	0.52mi	3/2.0	1,576 (+0%)	4mo	$305,000	$194	70
6101 Tramore Rd	0.24mi	3/1.0	1,416 (-10%)	4mo	$148,500	$105	68
6230 Laurelton Ave	0.40mi	3/2.0	1,653 (+5%)	5mo	$265,000	$160	66
2800 Christopher Ave	0.31mi	4/2.0 (+1)	1,669 (+6%)	4mo	$290,000	$174	65
2810 Roselawn Ave	0.23mi	3/3.5	1,454 (-7%)	6mo	$284,900	$196	65
6211 Catalpha Rd	0.37mi	4/2.0 (+1)	1,674 (+7%)	2mo	$205,000	$122	63
2905 Westfield Ave	0.56mi	3/2.5	1,648 (+5%)	0mo	$350,000	$212	61
6015 Sefton Ave	0.73mi	3/1.5	1,700 (+8%)	4mo	$270,000	$159	49
6016 Burgess Ave	0.66mi	3/1.0	1,378 (-12%)	1mo	$259,000	$188	46
5919 Sefton Ave	0.67mi	3/2.0	1,747 (+11%)	4mo	$264,900	$152	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-936
• Equity at exit: $24,304

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $32,348
• Equity at exit: $14,093

Cash invested: $45,640 (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 21214

• Active inventory: 96
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,129 high
• Mortgage (P&I): −$855
• Tax from tax record: −$361 /mo · $4,335/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $398

Break-even live

Break-even rent $1,625

Max offer price $163,000

Occupancy floor 76%

Sensitivity live

Price	-10% $490	-5% $444	+0% $398	+5% $352	+10% $306
Rent	-10% $230	-5% $314	+0% $398	+5% $482	+10% $566
Rate	-1.0pp $480	-0.5pp $439	base $398	+0.5pp $356	+1.0pp $313

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2805 Hamilton Ave Baltimore, MD	4.0	2.0	1416	$2,300	$1.62	44d	1	0.16mi
2804 Christopher Ave Baltimore, MD	3.0	2.5	1280	$2,200	$1.72	24d	1	0.36mi
2106 Cloville Ave Baltimore, MD	3.0	1.5	1080	$1,700	$1.57	44d	1	0.51mi
2900 Ailsa Ave Apt 2 Baltimore, MD	3.0	1.0	1300	$1,750	$1.35	5d	1	0.57mi
5781 Edgepark Rd Baltimore, MD	3.0	2.0	1568	$1,975	$1.26	17d	1	0.60mi
2807 Shirey Ave Baltimore, MD	4.0	3.0	1190	$2,500	$2.10	15d	1	0.63mi
2911 Shirey Ave Baltimore, MD	4.0	2.0	1680	$2,500	$1.49	21d	1	0.65mi
6612 Birchwood Ave Baltimore, MD	3.0	2.0	1122	$2,300	$2.05	20d	1	0.67mi
2028 Hillenwood Rd Baltimore, MD	4.0	2.0	1820	$2,100	$1.15	22d	1	0.77mi
1908 E Belvedere Ave Baltimore, MD	4.0	2.0	1425	$1,950	$1.37	20d	1	0.78mi
3510 Hamilton Ave Baltimore, MD	3.0	2.5	2100	$2,300	$1.10	24d	1	0.81mi
1726 E Belvedere Ave Baltimore, MD	3.0	2.0	1140	$1,895	$1.66	22d	1	0.87mi
3309 Southern Ave Unit 2 Baltimore, MD	2.0	1.0	1200	$1,600	$1.33	13d	1	0.93mi
1646 Wadsworth Way Baltimore, MD	3.0	1.0	1520	$2,100	$1.38	11d	1	0.95mi
3514 Ailsa Ave Baltimore, MD	3.0	2.0	1800	$2,200	$1.22	44d	1	0.95mi
1804 Winford Rd Baltimore, MD	3.0	1.5	1600	$2,100	$1.31	24d	1	0.97mi
2918 Grindon Ave Unit 1ST Baltimore, MD	2.0	1.0	2000	$1,250	$0.62	44d	1	0.98mi
3721 Frankford Ave Baltimore, MD	3.0	2.0	1600	$2,050	$1.28	44d	1	1.06mi
2518 Moore Ave Parkville, MD	4.0	1.5	1896	$2,700	$1.42	44d	1	1.13mi
3802 Biddison Ln Baltimore, MD	4.0	1.5	1443	$2,024	$1.40	12d	1	1.16mi
3158 Woodring Ave Parkville, MD	3.0	1.5	1500	$1,950	$1.30	24d	1	1.16mi
3412 Fleetwood Ave Baltimore, MD	3.0	2.5	1620	$2,195	$1.35	44d	1	1.22mi
1508 Gleneagle Rd Baltimore, MD	3.0	2.0	1824	$2,180	$1.20	5d	1	1.22mi
6410 Walther Ave Baltimore, MD	2.0	1.0–2.0	1195	$1,995	$1.67	44d	7	1.26mi
7202 Sindall Rd Unit 7202 Parkville, MD	3.0	1.0	1350	$1,850	$1.37	44d	1	1.27mi
6101 Loch Raven Blvd Baltimore, MD	1.0–2.0	1.0–2.0	1138	$2,318	$2.04	3d	8	1.30mi
2518 Linwood Rd Parkville, MD	3.0	1.5	1946	$2,200	$1.13	17d	1	1.31mi
1629 Wentworth Ave Parkville, MD	3.0	1.5	1152	$1,895	$1.64	44d	1	1.36mi
1444 Meridene Dr Baltimore, MD	3.0	1.5	1520	$1,950	$1.28	44d	1	1.38mi
5632 Belair Rd Baltimore, MD	3.0	1.5	1260	$2,100	$1.67	24d	1	1.38mi
4023 Belwood Ave Baltimore, MD	3.0	1.0	1080	$1,995	$1.85	44d	1	1.40mi
4111 Century Rd Baltimore, MD	3.0	1.5	1432	$2,500	$1.75	44d	1	1.44mi
4104 Parkwood Ave Baltimore, MD	3.0	1.0	1224	$2,800	$2.29	24d	1	1.46mi
5520 Sagra Rd Baltimore, MD	3.0	1.5	1650	$1,900	$1.15	44d	1	1.49mi
3108 Glendale Ave Parkville, MD	3.0	3.0	1224	$2,550	$2.08	24d	1	1.50mi

Listing history 6 events

1. 2026-06-18
   days on market $163,000 Active 8 DOM
2. 2026-06-17
   days on market $163,000 Active 7 DOM
3. 2026-06-16
   days on market $163,000 Active 6 DOM
4. 2026-06-15
   days on market $163,000 Active 5 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $163,000 Active 3 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: $4,335 · $361/mo
• Projected year-2 tax: $4,335 · $361/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 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,549
• − Mortgage interest: −$9,131
• − Property taxes: −$4,335
• − Insurance: −$815
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − Depreciation: −$4,742
• Taxable income: $2,438
• Est. tax owed @ 24.0%: −$585
• After-tax cash flow: $4,191/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): 21,092
• Household income: $86,366
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 432.0

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 0.56)
• Race & ethnicity: Black 58% White 33% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Italian 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -211.52%
• Current HPI: 310.5637
• Rent YoY: —
• 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

-11.9% since first listed

22 events — show timeline

• 2026-06-10 Listed $163,000 BRIGHT MLS
• 2019-10-01 Sold (Public Records) $180,000 Public Records
• 2019-09-13 Sold (MLS) $180,000 BRIGHT MLS
• 2019-08-21 Contingent — BRIGHT MLS
• 2019-07-24 Pending — BRIGHT MLS
• 2019-07-18 Listed $159,900 BRIGHT MLS
• 2012-12-05 Delisted — MRIS
• 2012-12-05 Listing Removed — BRIGHT MLS
• 2012-11-12 Relisted — MRIS
• 2012-08-10 Pending — MRIS
• 2012-07-24 Price Changed — MRIS
• 2012-07-03 Price Changed — MRIS
• 2012-06-15 Price Changed — MRIS
• 2012-06-01 Price Changed — MRIS
• 2012-05-14 Price Changed — MRIS
• 2012-04-27 Price Changed — MRIS
• 2012-04-13 Price Changed — MRIS
• 2012-03-30 Price Changed — MRIS
• 2012-02-24 Price Changed — MRIS
• 2011-12-01 Listed — MRIS
• 2011-12-01 Listed $109,900 BRIGHT MLS
• 2006-06-14 Sold (Public Records) $185,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $4,335 · +5.5% YoY. Source: county tax records.