5313 Hamlin Ave · Baltimore, MD 21215

$83,000

3 bd · 1.0 ba · 978 sqft · Townhouse public records · 178 Days on market

Built 1920 4,356 sqft lot $85/sqft · 23% below area Est $108k · 23% 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
• 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

Great opportunity for this 3 bedroom 1 bath home for someone to finish. Wide staircase leads up to 2 big bedrooms and 1 full bathroom. The full basement provides additional storage or future finishing potential. Located near major commuter routes and Morgan State University, the area has strong demands from students. Property sold AS-IS.

Key facts

• Built 1920
• Listed 178 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $83k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 35% of the median local income ($52k/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 $574 of loan paydown is wiped out by about $2k 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 + 2.4% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $57k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; list at $83k implies a 787% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood 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 $73,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.84% ✓
• Cap rate: 15.61%
• Cash-on-cash: 33.27%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (median comp): $107,500
• List price: $83,000
• Delta: -22.79%
• 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
5329 Cordelia Ave	0.31mi	3/1.0	1,080 (+10%)	1mo	$105,000	$97	67
3318 Avondale Ave	0.11mi	2/1.5 (-1)	840 (-14%)	3mo	$110,000	$131	62
5046 Chalgrove Ave	0.42mi	2/1.0 (-1)	1,024 (+5%)	8mo	$51,400	$50	61
3317 Ingleside Ave	0.14mi	2/1.0 (-1)	840 (-14%)	9mo	$83,000	$99	58
5422 Price Ave	0.50mi	3/1.5	1,080 (+10%)	2mo	$140,000	$130	56
4927 Edgemere Ave	0.47mi	2/1.0 (-1)	1,080 (+10%)	3mo	$95,000	$88	54
4926 Edgemere Ave	0.50mi	3/1.0	875 (-10%)	10mo	$98,000	$112	50
3824 Beehler Ave	0.71mi	3/1.5	1,080 (+10%)	3mo	$88,000	$81	45
2708 Uhler Ave	0.56mi	3/2.0	864 (-12%)	7mo	$205,000	$237	45
2724 Spaulding Ave	0.54mi	2/2.0 (-1)	864 (-12%)	4mo	$160,000	$185	42
4917 Pembridge Ave	0.53mi	3/1.5	1,120 (+14%)	8mo	$135,150	$121	42
4005 Woodmere Ave	0.46mi	2/1.5 (-1)	840 (-14%)	10mo	$118,000	$140	40

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: 27.8%
• Equity multiple: 2.15×
• Total profit: $26,699
• Equity at exit: $12,376

10-year hold

• IRR: 35.0%
• Equity multiple: 4.12×
• Total profit: $72,497
• Equity at exit: $7,176

Cash invested: $23,240 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,526 high
• Mortgage (P&I): −$435
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $644

Break-even live

Break-even rent $710

Max offer price $83,000

Occupancy floor 53%

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5301 Maple Ave Baltimore, MD	3.0	1.0	960	$1,700	$1.77	44d	1	0.09mi
5447 Park Heights Ave Baltimore, MD	2.0	1.0	663	$950	$1.43	16d	1	0.18mi
3702 Hayward Ave Baltimore, MD	3.0	1.0	640	$1,695	$2.65	24d	1	0.29mi
5343 Nelson Ave Baltimore, MD	2.0	1.0	1000	$1,215	$1.22	24d	1	0.38mi
5000 Litchfield Ave #1 Baltimore, MD	2.0	1.0	1100	$1,100	$1.00	44d	1	0.43mi
5115 Pembridge Ave Baltimore, MD	3.0	2.0	1088	$2,150	$1.98	44d	1	0.46mi
3016 Thorndale Ave Baltimore, MD	1.0–3.0	1.0	700	$1,200	$1.71	4d	14	0.54mi
3735 Manchester Ave Baltimore, MD	2.0	1.0	1000	$1,350	$1.35	4d	1	0.62mi
5902 Cross Country Blvd Baltimore, MD	1.0–2.0	1.0–2.0	785	$1,699	$2.16	4d	6	0.71mi
5902 Cross Country Blvd Baltimore, MD	2.0	2.0	720	$1,575	$2.19	24d	1	0.71mi
2432 Everton Rd Unit 2435 A Baltimore, MD	2.0	1.5	1000	$1,500	$1.50	24d	1	0.76mi
3908 Groveland Ave Apt F Baltimore, MD	2.0	1.0	815	$1,695	$2.08	44d	1	0.76mi
4910 Poe Ave Unit 2 Baltimore, MD	2.0	1.0	750	$990	$1.32	24d	1	0.84mi
3904 Penhurst Ave Baltimore, MD	2.0	1.0	760	$1,175	$1.55	44d	1	0.84mi
4936 Lanier Ave Baltimore, MD	1.0–2.0	1.0	750	$1,370	$1.83	3d	5	0.90mi
5801 Western Run Dr Baltimore, MD	3.0	1.0–2.0	835	$1,979	$2.37	2d	7	0.96mi
4010 Fernhill Ave Unit 2 Baltimore, MD	2.0	1.0	1100	$1,500	$1.36	44d	1	0.99mi
2310 Sulgrave Ave Unit 3 Baltimore, MD	2.0	1.0	978	$1,700	$1.74	44d	1	1.02mi
2915 Oakford Ave Baltimore, MD	3.0	2.0	1102	$1,600	$1.45	18d	1	1.07mi
2824 Edgecombe Cir S Baltimore, MD	2.0	2.0	950	$1,475	$1.55	22d	1	1.07mi
4714 Greenspring Ave Baltimore, MD	2.0	1.0	890	$1,295	$1.46	44d	1	1.08mi
2709 Hanson Ave Baltimore, MD	1.0–2.0	1.0	725	$1,495	$2.06	15d	7	1.13mi
2709-2715 Hanson Ave Unit 2711B-2A Baltimore, MD	2.0	1.0	800	$1,495	$1.87	44d	1	1.14mi
2709-2715 Hanson Ave Unit 2709-2A Baltimore, MD	2.0	1.0	800	$1,450	$1.81	44d	1	1.14mi
4008 Fordleigh Rd Baltimore, MD	1.0–2.0	1.0	695	$1,305	$1.88	4d	6	1.16mi
3638 Fords Ln Baltimore, MD	2.0	2.0	1001	$1,795	$1.79	44d	1	1.19mi
2530 Edgecombe Cir N Baltimore, MD	2.0–3.0	1.0	920	$1,325	$1.44	2d	4	1.27mi
3705 Midheights Rd Baltimore, MD	3.0	1.5	1024	$1,900	$1.86	24d	1	1.29mi
6310 Greenspring Ave Baltimore, MD	2.0–3.0	1.5–2.0	1080	$1,940	$1.80	3d	6	1.34mi
3301 Clarks Ln Baltimore, MD	1.0–2.0	1.0	801	$1,345	$1.68	3d	10	1.34mi
3809 Clarks Ln Unit 301 Baltimore, MD	2.0	2.0	1057	$1,600	$1.51	24d	1	1.39mi
4037 Edgewood Rd Unit 1 Baltimore, MD	2.0	1.0	726	$1,100	$1.52	44d	1	1.40mi
4016 N Rogers Ave Baltimore, MD	2.0	1.0	717	$1,195	$1.67	44d	1	1.40mi
3701 Garrison Blvd Unit 3 Baltimore, MD	2.0	1.0	820	$1,399	$1.71	24d	1	1.42mi
4008 Hilton Rd Unit 1st Fl Baltimore, MD	2.0	1.0	750	$1,295	$1.73	44d	1	1.46mi
3727 Milford Ave Gwynn Oak, MD	3.0	1.0	900	$1,450	$1.61	44d	1	1.47mi
3607 Labyrinth Rd Baltimore, MD	1.0–3.0	1.0–2.0	925	$2,100	$2.27	19d	5	1.48mi
3600 Garrison Blvd Apt T1 Baltimore, MD	2.0	1.0	800	$1,125	$1.41	3d	1	1.49mi
3600 Garrison Blvd Unit T2 Baltimore, MD	2.0	1.0	750	$1,149	$1.53	24d	1	1.49mi
3617 Mohawk Ave Baltimore, MD	2.0	1.0	1000	$1,595	$1.59	44d	1	1.50mi

Listing history 13 events

1. 2026-05-31
   days on market $83,000 Active 178 DOM
2. 2026-04-29
   price $83,000 339-char remark

   Show marketing remark (339 chars)

   Great opportunity for this 3 bedroom 1 bath home for someone to finish. Wide staircase leads up to 2 big bedrooms and 1 full bathroom. The full basement provides additional storage or future finishing potential. Located near major commuter routes and Morgan State University, the area has strong demands from students. Property sold AS-IS.

3. 2026-04-06
   price $93,000 339-char remark

   Show marketing remark (339 chars)

   Great opportunity for this 3 bedroom 1 bath home for someone to finish. Wide staircase leads up to 2 big bedrooms and 1 full bathroom. The full basement provides additional storage or future finishing potential. Located near major commuter routes and Morgan State University, the area has strong demands from students. Property sold AS-IS.

4. 2026-03-21
   price $102,500 339-char remark

   Show marketing remark (339 chars)

   Great opportunity for this 3 bedroom 1 bath home for someone to finish. Wide staircase leads up to 2 big bedrooms and 1 full bathroom. The full basement provides additional storage or future finishing potential. Located near major commuter routes and Morgan State University, the area has strong demands from students. Property sold AS-IS.

5. 2026-02-12
   price $115,000 339-char remark

   Show marketing remark (339 chars)

   Great opportunity for this 3 bedroom 1 bath home for someone to finish. Wide staircase leads up to 2 big bedrooms and 1 full bathroom. The full basement provides additional storage or future finishing potential. Located near major commuter routes and Morgan State University, the area has strong demands from students. Property sold AS-IS.

6. 2026-01-14
   price $122,000 339-char remark

   Show marketing remark (339 chars)

   Great opportunity for this 3 bedroom 1 bath home for someone to finish. Wide staircase leads up to 2 big bedrooms and 1 full bathroom. The full basement provides additional storage or future finishing potential. Located near major commuter routes and Morgan State University, the area has strong demands from students. Property sold AS-IS.

7. 2025-12-17
   price $130,000 339-char remark

   Show marketing remark (339 chars)

   Great opportunity for this 3 bedroom 1 bath home for someone to finish. Wide staircase leads up to 2 big bedrooms and 1 full bathroom. The full basement provides additional storage or future finishing potential. Located near major commuter routes and Morgan State University, the area has strong demands from students. Property sold AS-IS.

8. 2025-12-04
   listed $140,000 Active 339-char remark

   Show marketing remark (339 chars)

   Great opportunity for this 3 bedroom 1 bath home for someone to finish. Wide staircase leads up to 2 big bedrooms and 1 full bathroom. The full basement provides additional storage or future finishing potential. Located near major commuter routes and Morgan State University, the area has strong demands from students. Property sold AS-IS.

9. 2025-12-03
   historical $140,000 339-char remark

   Show marketing remark (339 chars)

   Great opportunity for this 3 bedroom 1 bath home for someone to finish. Wide staircase leads up to 2 big bedrooms and 1 full bathroom. The full basement provides additional storage or future finishing potential. Located near major commuter routes and Morgan State University, the area has strong demands from students. Property sold AS-IS.

10. 2018-04-17
    soldstatus $9,360 Sold 261-char remark

    Show marketing remark (261 chars)

    REAL ESTATE AUCTION ON SITE WED. FEBRUARY 21, 2018 AT 12:00 NOON. List price is suggested opening bid only. $2,500 cashier's check deposit required to bid. Please contact listing broker's office for full terms, bidder pre-registration form and property details.

11. 2018-02-21
    status Contract 261-char remark

    Show marketing remark (261 chars)

    REAL ESTATE AUCTION ON SITE WED. FEBRUARY 21, 2018 AT 12:00 NOON. List price is suggested opening bid only. $2,500 cashier's check deposit required to bid. Please contact listing broker's office for full terms, bidder pre-registration form and property details.

12. 2018-01-22
    listed $5,000 Active 261-char remark

    Show marketing remark (261 chars)

    REAL ESTATE AUCTION ON SITE WED. FEBRUARY 21, 2018 AT 12:00 NOON. List price is suggested opening bid only. $2,500 cashier's check deposit required to bid. Please contact listing broker's office for full terms, bidder pre-registration form and property details.

13. 1990-06-07
    soldstatus $31,500

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $1,096 · $91/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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,311
• − Mortgage interest: −$4,649
• − Property taxes: −$1,096
• − Insurance: −$415
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$2,415
• Taxable income: $6,806
• Est. tax owed @ 24.0%: −$1,633
• After-tax cash flow: $6,098/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

+163.5% since first listed

12 events — show timeline

• 2026-04-29 Price Changed $83,000 BRIGHT MLS
• 2026-04-06 Price Changed $93,000 BRIGHT MLS
• 2026-03-21 Price Changed $102,500 BRIGHT MLS
• 2026-02-12 Price Changed $115,000 BRIGHT MLS
• 2026-01-14 Price Changed $122,000 BRIGHT MLS
• 2025-12-17 Price Changed $130,000 BRIGHT MLS
• 2025-12-04 Listed $140,000 BRIGHT MLS
• 2025-12-03 Coming Soon $140,000 BRIGHT MLS
• 2018-04-17 Sold (MLS) $9,360 MRIS
• 2018-02-21 Pending — MRIS
• 2018-01-22 Listed $5,000 MRIS
• 1990-06-07 Sold (Public Records) $31,500 Public Records

Property tax history

-2.8%/yr

Latest (2025): $1,096 · +16.7% YoY. Source: county tax records.