744 N Patterson Park Ave · Baltimore, MD 21205

$80,000

3 bd · 1.0 ba · 606 sqft · Townhouse public records · 1 Days on market

Built 1920 1,094 sqft lot $132/sqft · 26% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hopkins area, 700 block of Patterson Park. Updated electric, plumbing, new HVAC, Large curved front unit Rental at $725 with an added investment of appliances, bath

Key facts

• Quartz countertops
• Modern fireplace
• Large island

Tags

• BRIGHT OPEN FLOOR PLAN
• MODERN FIREPLACE
• STUNNING KITCHEN
• QUARTZ COUNTERTOPS
• LARGE ISLAND
• FINISHED LOWER LEVEL

Property features AI

Finance

• Financial info: Ground rent payments semi-annually

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Interior townhouse / rowhouse; Year of major renovation: 2025; Ownership includes ground rent (paid semi-annually)
• Construction: Brick construction; Concrete perimeter foundation
• Exterior features: Exterior lighting; Patio(s); Wood fencing

Interior

• Kitchen: Disposal; Built-in microwave; Stove / Oven - Electric; Dishwasher; Stainless steel appliances; Refrigerator
• Basement: Fully finished basement with walkout stairs; Approximately 95% finished
• Bedrooms: Two bedrooms on the first upper level; One bedroom on the first lower level
• Flooring: Luxury vinyl plank; Ceramic tile; Carpet
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Electric heating and cooling
• Interior features: Ceiling fans; Recessed lighting; Kitchen island; Walk-in closet(s); Drywall walls and ceilings
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 21.5% 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 (+9.9%/yr); 143 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $1,910/mo this rent would consume 53% of the median local household income ($43k/yr) (locally 966% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 + 8.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 23y 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 1920 — 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 $80,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.39% ✓
• Cap rate: 21.52%
• Cash-on-cash: 54.38%
• DSCR: 3.42
• GRM: 3.5

CMA / ARV

• ARV (median comp): $295,762
• List price: $80,000
• Delta: -32.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2305 Ashland Ave	0.09mi	3/1.0	616 (+2%)	4mo	$78,000	$127	90
506 N Patterson Park Ave	0.19mi	3/1.5	640 (+6%)	8mo	$78,000	$122	73
203 S Madeira St	0.73mi	2/1.0 (-1)	601 (-1%)	7mo	$110,250	$183	54
26 N Madeira St	0.49mi	2/2.0 (-1)	672 (+11%)	7mo	$103,000	$153	45

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 58.0%
• Equity multiple: 3.76×
• Total profit: $61,777
• Equity at exit: $11,928

10-year hold

• IRR: 64.5%
• Equity multiple: 9.17×
• Total profit: $182,961
• Equity at exit: $6,917

Cash invested: $22,400 (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 21205

• Home prices YoY: -5.8%
• Rents YoY: 9.9%
• Active inventory: 143
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,910 high
• Mortgage (P&I): −$420
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $1,015

Break-even live

Break-even rent $625

Max offer price $80,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,060	-5% $1,038	+0% $1,015	+5% $992	+10% $970
Rent	-10% $864	-5% $940	+0% $1,015	+5% $1,091	+10% $1,166
Rate	-1.0pp $1,055	-0.5pp $1,035	base $1,015	+0.5pp $994	+1.0pp $973

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 N Rose St Baltimore, MD	3.0	2.0	520	$1,200	$2.31	5d	1	0.27mi
2221 E Preston St Baltimore, MD	2.0	1.0	658	$1,200	$1.82	24d	1	0.39mi
2410 E Federal St Baltimore, MD	4.0	2.0	720	$2,200	$3.06	24d	1	0.63mi
1607 Hakesley Pl Baltimore, MD	3.0	1.0	720	$1,400	$1.94	44d	1	0.67mi
305 S Collington Ave Baltimore, MD	3.0	2.5	722	$2,895	$4.01	18d	1	0.86mi
520 Somerset St Baltimore, MD	1.0–2.0	1.0–2.0	634	$1,578	$2.49	44d	1	0.90mi
210 S Caroline St Baltimore, MD	1.0–2.0	1.0	808	$1,965	$2.43	44d	23	1.05mi
622 S Broadway Baltimore, MD	2.0	1.0–2.0	953	$2,998	$3.14	2d	8	1.20mi
1100 Greenmount Ave Baltimore, MD	1.0–3.0	1.0–2.0	839	$2,584	$3.08	3d	1	1.25mi
555 President St Baltimore, MD	3.0	1.0–4.0	1352	$5,373	$3.97	3d	1	1.39mi
1001 Aliceanna St Baltimore, MD	1.0–2.0	1.0–2.0	844	$3,081	$3.65	3d	3	1.42mi
3905 Bank St Baltimore, MD	4.0	1.0–3.0	909	$2,820	$3.10	3d	20	1.43mi
214 E Chase St Unit 2 Baltimore, MD	2.0	1.0	600	$1,185	$1.98	44d	1	1.46mi

Listing history 27 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   pricedays on marketlisting id $80,000 Active 1 DOM
3. 2026-06-04
   days on market $199,900 Active 90 DOM
4. 2026-06-03
   days on market $199,900 Active 89 DOM
5. 2026-06-02
   days on market $199,900 Active 88 DOM
6. 2026-06-01
   days on market $199,900 Active 87 DOM
7. 2026-05-31
   days on market $199,900 Active 86 DOM
8. 2026-05-12
   status Active
9. 2026-05-12
   historical
10. 2026-05-12
    historical
11. 2026-05-08
    historical Active Under Contract
12. 2026-04-21
    price $224,900
13. 2026-04-16
    price $239,900
14. 2026-03-24
    price $249,900
15. 2026-03-13
    price $274,900
16. 2026-02-16
    status Active
17. 2026-01-25
    historical
18. 2026-01-25
    listed $299,900 Active
19. 2025-03-20
    soldstatus $75,000
20. 2024-06-20
    soldstatus $60,000
21. 2005-04-01
    soldstatus $46,100
22. 2005-03-21
    soldstatus $46,100 164-char remark

    Show marketing remark (164 chars)

    Hopkins area, 700 block of Patterson Park. Updated electric, plumbing, new HVAC, Large curved front unit Rental at $725 with an added investment of appliances, bath

23. 2005-02-25
    historical 164-char remark

    Show marketing remark (164 chars)

    Hopkins area, 700 block of Patterson Park. Updated electric, plumbing, new HVAC, Large curved front unit Rental at $725 with an added investment of appliances, bath

24. 2005-02-10
    listed $46,000 164-char remark

    Show marketing remark (164 chars)

    Hopkins area, 700 block of Patterson Park. Updated electric, plumbing, new HVAC, Large curved front unit Rental at $725 with an added investment of appliances, bath

25. 2003-10-30
    soldstatus $20,000
26. 2003-09-11
    historical
27. 2003-02-04
    listed $25,000

ⓘ 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: $493 · $41/mo
• Projected year-2 tax: $683 · $57/mo
• Expected delta: +$189/yr (+$16/mo · 38.4%)

ⓘ 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: $22,923
• − Mortgage interest: −$4,481
• − Property taxes: −$493
• − Insurance: −$400
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$2,327
• Taxable income: $11,553
• Est. tax owed @ 24.0%: −$2,773
• After-tax cash flow: $9,408/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): 13,013
• Household income: $43,176
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 966.0

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 0.60)
• Race & ethnicity: Black 60% Hispanic / Latino 16% White 14% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 1% Cuban 1% Dominican 4%
• Common ancestry: Slovak 3% Romanian 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 79% English-only · Spanish 11% Arabic 4% Chinese 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: ▼ -15.03%
• Current HPI: 244.1345
• Rent YoY: ▲ 9.88%
• 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

+220.0% since first listed

25 events — show timeline

• 2026-06-17 Listed $80,000 BRIGHT MLS
• 2026-06-06 Price Changed $299,900 BRIGHT MLS
• 2026-06-06 Listing Removed — BRIGHT MLS
• 2026-05-26 Price Changed $199,900 BRIGHT MLS
• 2026-05-26 Relisted — BRIGHT MLS
• 2026-05-12 Relisted — BRIGHT MLS
• 2026-05-12 Listing Removed — BRIGHT MLS
• 2026-05-12 Listing Removed — BRIGHT MLS
• 2026-05-08 Contingent — BRIGHT MLS
• 2026-04-21 Price Changed $224,900 BRIGHT MLS
• 2026-04-16 Price Changed $239,900 BRIGHT MLS
• 2026-03-24 Price Changed $249,900 BRIGHT MLS
• 2026-03-13 Price Changed $274,900 BRIGHT MLS
• 2026-02-16 Relisted — BRIGHT MLS
• 2026-01-25 Listed $299,900 BRIGHT MLS
• 2026-01-25 Listing Removed — BRIGHT MLS
• 2025-03-20 Sold (Public Records) $75,000 Public Records
• 2024-06-20 Sold (Public Records) $60,000 Public Records
• 2005-04-01 Sold (Public Records) $46,100 Public Records
• 2005-03-21 Sold (MLS) $46,100 MRIS
• 2005-02-25 Delisted — MRIS
• 2005-02-10 Listed $46,000 MRIS
• 2003-10-30 Sold (MLS) $20,000 MRIS
• 2003-09-11 Delisted — MRIS
• 2003-02-04 Listed $25,000 MRIS

Property tax history

-5.8%/yr

Latest (2025): $493 · +12.3% YoY. Source: county tax records.