1182 Nanticoke St · Baltimore, MD 21230

$100,000

2 bd · 1.0 ba · 960 sqft · Townhouse public records · 73 Days on market

Built 1898 900 sqft lot $104/sqft · 45% below area Est $182k · 45% under ↓ 29% 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 +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

ONLINE AUCTION: Being Sold with 1184-86 Nanticoke St. This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 5/25/2026 @ 10:00 AM. Bidding ends 5/27/2026 @ 11:00 AM. List Price is Suggested Opening Bid. Deposit: $20,000. 2 Story Restaurant/Bar + Apartment located in the Pigtown area of Baltimore City. Property is in close proximity to M & T Bank Stadium, Horseshoe Casino, Oriole Park at Camden Yards, Baltimore Convention Center, Carroll Park, Carroll Park Golf Course, & B & O Railroad Museum. The property is Rented. Easy Access to Major Traffic Artery I-95.

Key facts

• Built 1898
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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); 362 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $691 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 3.0% of price; flood insurance adds $56/mo; built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.77% ✓
• Cap rate: 13.32%
• Cash-on-cash: 25.11%
• DSCR: 2.12
• GRM: 4.7

CMA / ARV

• ARV (median comp): $182,463
• List price: $100,000
• Delta: -45.19%
• 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
1121 Cleveland St	0.08mi	2/1.0	912 (-5%)	2mo	$109,900	$121	87
1133 Sargeant St	0.19mi	2/1.5	912 (-5%)	2mo	$67,500	$74	79
884 Washington Blvd	0.20mi	2/1.5	1,040 (+8%)	3mo	$200,000	$192	73
1241 W Lombard St	0.53mi	2/1.0	963 (+0%)	3mo	$150,000	$156	73
1226 W Pratt St	0.48mi	2/1.5	1,000 (+4%)	2mo	$80,000	$80	68
1239 W Lombard St	0.52mi	2/1.0	1,000 (+4%)	3mo	$150,000	$150	66
1125 Bayard St	0.28mi	1/2.0 (-1)	1,032 (+8%)	0mo	$120,000	$116	65
703 Dover St	0.48mi	2/2.0	1,008 (+5%)	1mo	$225,000	$223	65
649 Dover St	0.50mi	1/1.5 (-1)	936 (-2%)	3mo	$195,000	$208	63
640 Dover St	0.52mi	3/2.0 (+1)	936 (-2%)	2mo	$220,000	$235	61
1607 Lemmon St	0.70mi	1/1.0 (-1)	974 (+2%)	1mo	$20,000	$21	60
1404 Lemmon St	0.58mi	3/2.0 (+1)	1,100 (+15%)	1mo	$189,000	$172	39

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: 11.7%
• Equity multiple: 1.45×
• Total profit: $12,512
• Equity at exit: $14,910

10-year hold

• IRR: 17.8%
• Equity multiple: 2.25×
• Total profit: $34,861
• Equity at exit: $8,646

Cash invested: $28,000 (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: 362
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$524
• Tax from tax record: −$249 /mo · $2,988/yr
• Insurance: −$42
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $530

Break-even live

Break-even rent $1,102

Max offer price $100,000

Occupancy floor 65%

Sensitivity live

Price	-10% $587	-5% $559	+0% $530	+5% $502	+10% $474
Rent	-10% $390	-5% $460	+0% $530	+5% $600	+10% $670
Rate	-1.0pp $581	-0.5pp $556	base $530	+0.5pp $504	+1.0pp $478

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1163 Washington Blvd Baltimore, MD	2.0	2.5	1012	$1,700	$1.68	13d	1	0.15mi
1125 Wicomico St Baltimore, MD	3.0	3.0	1068	$1,955	$1.83	24d	1	0.16mi
1160 Washington Blvd Baltimore, MD	2.0	1.0	960	$1,575	$1.64	24d	1	0.18mi
853 Reinhart St Baltimore, MD	2.0	2.5	780	$1,800	$2.31	44d	1	0.18mi
1127 Sargeant St Baltimore, MD	2.0	1.5	1080	$1,275	$1.18	24d	1	0.20mi
1142 Sargeant St Baltimore, MD	3.0	2.0	1080	$1,601	$1.48	2d	1	0.22mi
1215 James St Baltimore, MD	2.0	1.0	960	$1,500	$1.56	44d	1	0.22mi
805 Washington Blvd Unit B Baltimore, MD	2.0	2.0	1106	$1,650	$1.49	20d	1	0.25mi
805 Washington Blvd Unit A Baltimore, MD	2.0	2.0	1050	$1,650	$1.57	44d	1	0.25mi
519 Scott St Unit 1 Baltimore, MD	2.0	2.0	800	$2,000	$2.50	44d	1	0.25mi
1432 Carroll St Baltimore, MD	2.0	1.5	912	$1,900	$2.08	44d	1	0.27mi
776 Washington Blvd Unit 3F Baltimore, MD	1.0	1.0	800	$1,000	$1.25	44d	1	0.29mi
923 McHenry St Baltimore, MD	3.0	1.0	1008	$1,625	$1.61	44d	1	0.32mi
847 McHenry St Baltimore, MD	2.0	2.0	952	$1,795	$1.89	5d	1	0.32mi
812 S Paca St Baltimore, MD	3.0	2.0	990	$1,500	$1.52	13d	1	0.34mi
638 S Paca St Unit 2404866494 Baltimore, MD	3.0	1.5	1100	$2,200	$2.00	44d	1	0.42mi
305 S Calhoun St Baltimore, MD	2.0	1.0	1000	$1,300	$1.30	22d	1	0.49mi
725 W Pratt St Baltimore, MD	1.0	1.0	584	$1,925	$3.29	10d	9	0.50mi
121 S Fremont Ave Baltimore, MD	1.0	1.0	582	$2,100	$3.61	20d	5	0.51mi
657 Dover St Baltimore, MD	1.0	2.0	1080	$1,400	$1.30	13d	1	0.52mi
653 Dover St Baltimore, MD	1.0	1.5	936	$1,500	$1.60	20d	1	0.52mi
48 S Carrollton Ave Unit 4 Baltimore, MD	2.0	1.0	670	$1,600	$2.39	44d	1	0.57mi
1324 W Lombard St Unit 1 Baltimore, MD	2.0	2.0	1100	$1,500	$1.36	24d	1	0.59mi
1324 W Lombard St Unit 2 Baltimore, MD	2.0	1.5	1100	$1,450	$1.32	44d	1	0.59mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,860	$1.70	5d	1	0.62mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,950	$1.78	13d	1	0.62mi
519 W Pratt St Baltimore, MD	1.0	1.0	576	$1,400	$2.43	2d	2	0.63mi
101 N Schroeder St Baltimore, MD	3.0	1.0–2.0	1037	$2,481	$2.39	2d	12	0.71mi
410 W Lombard St Baltimore, MD	1.0	1.0	611	$1,995	$3.26	2d	4	0.76mi
28 N Norris St Baltimore, MD	1.0	2.0	700	$1,450	$2.07	44d	1	0.78mi
301 W Lombard St Baltimore, MD	1.0	1.0–2.0	499	$1,775	$3.56	2d	30	0.79mi
1712 W Lombard St #4 Baltimore, MD	1.0	1.0	550	$900	$1.64	44d	1	0.79mi
1601 Frederick Ave Unit 3 Baltimore, MD	2.0	1.0	1050	$1,050	$1.00	5d	1	0.80mi
123 W Barre St #112 Baltimore, MD	2.0	1.5	975	$2,200	$2.26	44d	1	0.83mi
101 W Cross St Baltimore, MD	2.0	1.0–2.0	937	$3,332	$3.55	2d	23	0.85mi
300 W Lombard St Baltimore, MD	2.0	1.0–2.0	686	$1,835	$2.67	2d	7	0.85mi
11 S Eutaw St Baltimore, MD	1.0–2.0	1.0–2.0	1023	$2,146	$2.10	2d	11	0.85mi
617 W Lexington St Baltimore, MD	1.0–2.0	1.0	975	$2,200	$2.26	10d	4	0.86mi
1 S Eutaw St Unit 1BR Baltimore, MD	1.0	1.0	600	$1,245	$2.08	15d	1	0.87mi
300 W Redwood St Baltimore, MD	1.0	1.0	565	$2,400	$4.25	18d	1	0.88mi

Listing history 18 events

1. 2026-06-18
   days on market $100,000 Active 73 DOM
2. 2026-06-17
   days on market $100,000 Active 72 DOM
3. 2026-06-16
   days on market $100,000 Active 71 DOM
4. 2026-06-15
   days on market $100,000 Active 70 DOM
5. 2026-06-13
   days on market $100,000 Active 68 DOM
6. 2026-06-09
   days on market $100,000 Active 64 DOM
7. 2026-06-08
   days on market $100,000 Active 63 DOM
8. 2026-06-07
   days on market $100,000 Active 62 DOM
9. 2026-06-04
   days on market $100,000 Active 59 DOM
10. 2026-06-03
    days on market $100,000 Active 58 DOM
11. 2026-06-02
    days on market $100,000 Active 57 DOM
12. 2026-06-01
    days on market $100,000 Active 56 DOM
13. 2026-05-31
    days on market $100,000 Active 55 DOM
14. 2026-04-06
    listed $100,000 Active 616-char remark

    Show marketing remark (616 chars)

    ONLINE AUCTION: Being Sold with 1184-86 Nanticoke St. This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 5/25/2026 @ 10:00 AM. Bidding ends 5/27/2026 @ 11:00 AM. List Price is Suggested Opening Bid. Deposit: $20,000. 2 Story Restaurant/Bar + Apartment located in the Pigtown area of Baltimore City. Property is in close proximity to M & T Bank Stadium, Horseshoe Casino, Oriole Park at Camden Yards, Baltimore Convention Center, Carroll Park, Carroll Park Golf Course, & B & O Railroad Museum. The property is Rented. Easy Access to Major Traffic Artery I-95.

15. 2021-09-30
    soldstatus $140,000
16. 2021-09-30
    soldstatus $140,000
17. 2021-05-02
    soldstatus $140,000 32-char remark

    Show marketing remark (32 chars)

    Listed and sold simultaneously!

18. 2021-05-02
    listed $140,000 32-char remark

    Show marketing remark (32 chars)

    Listed and sold simultaneously!

ⓘ 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: $2,988 · $249/mo
• Projected year-2 tax: $2,988 · $249/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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $21,280
• − Mortgage interest: −$5,602
• − Property taxes: −$2,988
• − Insurance: −$1,166
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$2,909
• Taxable income: $5,210
• Est. tax owed @ 24.0%: −$1,250
• After-tax cash flow: $5,113/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

-28.6% since first listed

5 events — show timeline

• 2026-04-06 Listed $100,000 BRIGHT MLS
• 2021-09-30 Sold (Public Records) $140,000 Public Records
• 2021-09-30 Sold (Public Records) $140,000 Public Records
• 2021-05-02 Listed $140,000 BRIGHT MLS
• 2021-05-02 Sold (MLS) $140,000 BRIGHT MLS

Property tax history

+3.5%/yr

Latest (2025): $2,988 · +11.2% YoY. Source: county tax records.