2301 W Mosher St · Baltimore, MD 21216

$210,900

4 bd · 1.5 ba · 1,836 sqft · Townhouse public records · 206 Days on market

Built 1927 1,307 sqft lot $115/sqft · 18% below area Est $215k · at est.

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Why this score? — see what drove the D 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 +15.6/30.0
• ARV discount +8.4/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious end of group residence has been completely rehabbed from top to bottom, offering modern comfort and style throughout. Enjoy brand new kitchens, bathrooms, floors, energy efficient windows and a fully finished in-law apartment in the basement -- perfect for guests, extended family or a rental income potential. Located in an area experiencing a surge of renovations. This home is a smart investment as buyers are moving quickly before prices rise.

Key facts

• Brand new bathrooms
• Brand new kitchens
• Built 1927

Tags

• BRAND NEW KITCHENS
• BRAND NEW BATHROOMS
• ENERGY EFFICIENT WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $211k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (7.5% below list).
• Recommended offer: $186k (12.0% below list) — sets the bar for market timing.

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: 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.
• Zoned schools: Elmer A. Henderson: A Johns Hopkins Partnership (math 2% / reading 16%, grade F, #650 of 860 statewide, top 77%, 642 students, 80% FRL); Baltimore Polytechnic Institute (math 71% / reading 84%, grade A-, #22 of 222 statewide, top 10%, 1,555 students, 43% FRL) — zoned schools average 62% FRL vs 79% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 43% at this address vs 12% district-wide (+32 pts) — the actual schools serving this property are materially stronger than the Baltimore City Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.1%/yr); 252 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1,952/mo this rent would consume 56% of the median local household income ($42k/yr) (locally 2264% 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 $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 206 days — a 12% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $87k; list at $211k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $185,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 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 1927 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $215,433
• List price: $210,900
• Delta: -2.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2318 W Lanvale St	0.15mi	4/2.5	1,884 (+3%)	2mo	$180,000	$96	82
2406 Arunah Ave	0.26mi	4/3.5	1,824 (-1%)	2mo	$350,000	$192	77
2400 W Lafayette Ave	0.08mi	4/2.0	1,584 (-14%)	2mo	$263,000	$166	70
854 Whitmore Ave	0.26mi	4/3.5	1,920 (+5%)	4mo	$245,000	$128	69
2738 W Mosher St	0.47mi	3/1.0 (-1)	1,765 (-4%)	1mo	$37,000	$21	64
2522 Harlem Ave	0.28mi	4/2.0	1,608 (-12%)	3mo	$114,000	$71	62
2732 Riggs Ave	0.47mi	3/1.0 (-1)	1,730 (-6%)	2mo	$135,000	$78	60
2514 W Lafayette Ave	0.17mi	3/2.0 (-1)	1,560 (-15%)	2mo	$232,000	$149	59
1626 N Smallwood St	0.53mi	5/3.0 (+1)	1,770 (-4%)	2mo	$238,000	$134	56
900 N Franklintown Rd	0.74mi	3/2.0 (-1)	1,764 (-4%)	3mo	$80,000	$45	50
3011 W Lanvale St	0.73mi	3/1.5 (-1)	1,740 (-5%)	4mo	$150,000	$86	49
1601 Ruxton Ave	0.49mi	3/1.0 (-1)	1,568 (-15%)	1mo	$90,000	$57	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 · 6.1% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.62×
• Total profit: $-22,162
• Equity at exit: $31,446

10-year hold

• IRR: 3.2%
• Equity multiple: 1.26×
• Total profit: $15,611
• Equity at exit: $18,235

Cash invested: $59,052 (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 21216

• Rents YoY: 6.1%
• Active inventory: 252
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,952 high
• Mortgage (P&I): −$1,106
• Tax from tax record: −$258 /mo · $3,101/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $90

Break-even live

Break-even rent $1,838

Max offer price $210,900

Occupancy floor 90%

Sensitivity live

Price	-10% $209	-5% $149	+0% $90	+5% $30	+10% $-30
Rent	-10% $-65	-5% $13	+0% $90	+5% $167	+10% $244
Rate	-1.0pp $196	-0.5pp $143	base $90	+0.5pp $35	+1.0pp $-21

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: $52,725
• Closing costs: $6,327
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 N Bentalou St Baltimore, MD	3.0	1.5	1485	$1,750	$1.18	45d	1	0.01mi
2303 Calverton Heights Ave Baltimore, MD	4.0	2.0	1314	$2,250	$1.71	25d	1	0.10mi
2609 Lauretta Ave Baltimore, MD	3.0	1.0	1286	$1,675	$1.30	25d	1	0.47mi
2732 Riggs Ave Baltimore, MD	3.0	1.0	1730	$1,700	$0.98	0d	1	0.48mi
2744 W Mosher St Baltimore, MD	4.0	2.0	1412	$2,100	$1.49	25d	1	0.48mi
2636 Lauretta Ave Baltimore, MD	3.0	2.5	1232	$1,900	$1.54	45d	1	0.48mi
2728 Winchester St Baltimore, MD	3.0	1.5	1260	$1,800	$1.43	5d	1	0.50mi
1501 N Payson St Baltimore, MD	3.0	1.0	1400	$1,550	$1.11	45d	1	0.50mi
2806 Riggs Ave Baltimore, MD	3.0	2.5	1412	$1,900	$1.35	5d	1	0.53mi
2012 W Saratoga St Baltimore, MD	3.0	1.0	1300	$1,700	$1.31	25d	1	0.54mi
1613 Riggs Ave Baltimore, MD	3.0	2.5	1800	$1,800	$1.00	25d	1	0.57mi
2005 Penrose Ave Baltimore, MD	3.0	1.0	1232	$1,600	$1.30	0d	1	0.60mi
1625 Edmondson Ave Unit 1 Baltimore, MD	4.0	3.0	1500	$2,175	$1.45	6d	1	0.62mi
1625 Edmondson Ave Unit 2 Baltimore, MD	4.0	3.0	1500	$1,895	$1.26	14d	1	0.62mi
1814 Penrose Ave Baltimore, MD	3.0	1.0	1624	$1,700	$1.05	19d	1	0.67mi
2800 Presstman St Baltimore, MD	3.0	2.5	1460	$1,799	$1.23	25d	1	0.67mi
1516 N Mount St Baltimore, MD	3.0	1.5	1830	$1,750	$0.96	16d	1	0.68mi
1616 N Fulton Ave Baltimore, MD	3.0	2.0	1620	$1,695	$1.05	0d	1	0.68mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	12d	1	0.69mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	25d	1	0.69mi
2922 Edmondson Ave Baltimore, MD	3.0	2.0	1620	$1,900	$1.17	45d	1	0.69mi
39 N Bentalou St Baltimore, MD	3.0	2.5	1844	$1,700	$0.92	5d	1	0.70mi
1509 Edmondson Ave #1 Baltimore, MD	3.0	2.0	1600	$2,275	$1.42	25d	1	0.70mi
1402 Poplar Grove St Baltimore, MD	4.0	1.5	1540	$800	$0.52	45d	1	0.71mi
2401 W North Ave Baltimore, MD	5.0	2.0	2037	$1,800	$0.88	6d	1	0.72mi
2405 W North Ave Baltimore, MD	4.0	3.0	1826	$1,900	$1.04	6d	1	0.72mi
2232 W Baltimore St Baltimore, MD	3.0	1.0	1250	$1,875	$1.50	25d	1	0.76mi
1839 W Fayette St Baltimore, MD	3.0	1.5	1426	$1,675	$1.17	25d	1	0.78mi
715 N Rosedale St Baltimore, MD	5.0	3.0	1542	$2,550	$1.65	45d	1	0.78mi
1315 Presstman St Baltimore, MD	4.0	2.0	1700	$2,000	$1.18	45d	1	0.87mi
2204 Clifton Ave Baltimore, MD	3.0	1.0	1400	$1,450	$1.04	6d	1	0.89mi
3238 Westmont Ave Baltimore, MD	3.0	1.0	1280	$1,600	$1.25	45d	1	0.93mi
1530 N Rosedale St Baltimore, MD	3.0	2.0	1641	$1,795	$1.09	0d	1	0.93mi
2128 N Pulaski St Baltimore, MD	4.0	3.0	2166	$2,200	$1.02	45d	1	0.95mi
1513 N Ellamont St Baltimore, MD	3.0	1.0	1700	$1,700	$1.00	25d	1	0.97mi
2614 Pennsylvania Ave Baltimore, MD	1.0–3.0	1.0–2.0	982	$1,141	$1.16	6d	4	0.99mi
519 Sanford Pl Baltimore, MD	3.0	1.0	1300	$1,650	$1.27	18d	1	1.02mi
2812 Clifton Ave Baltimore, MD	3.0	1.5	1650	$1,850	$1.12	45d	1	1.04mi
1032 W Franklin St Baltimore, MD	4.0	4.5	1913	$2,650	$1.39	25d	1	1.06mi
2917 Clifton Ave Baltimore, MD	4.0	4.0	1700	$2,150	$1.26	25d	1	1.07mi

Listing history 30 events

1. 2026-06-21
   days on market $210,900 Active 206 DOM
2. 2026-06-18
   days on market $210,900 Active 203 DOM
3. 2026-06-17
   days on market $210,900 Active 202 DOM
4. 2026-06-16
   days on market $210,900 Active 201 DOM
5. 2026-06-15
   days on market $210,900 Active 200 DOM
6. 2026-06-13
   pricedays on market $210,900 Active 198 DOM
7. 2026-06-09
   days on market $214,900 Active 194 DOM
8. 2026-06-08
   days on market $214,900 Active 193 DOM
9. 2026-06-07
   days on market $214,900 Active 192 DOM
10. 2026-06-04
    days on market $214,900 Active 189 DOM
11. 2026-06-03
    days on market $214,900 Active 188 DOM
12. 2026-06-02
    days on market $214,900 Active 187 DOM
13. 2026-06-01
    days on market $214,900 Active 186 DOM
14. 2026-05-31
    days on market $214,900 Active 185 DOM
15. 2026-04-12
    price $214,900 461-char remark

    Show marketing remark (461 chars)

    This spacious end of group residence has been completely rehabbed from top to bottom, offering modern comfort and style throughout. Enjoy brand new kitchens, bathrooms, floors, energy efficient windows and a fully finished in-law apartment in the basement -- perfect for guests, extended family or a rental income potential. Located in an area experiencing a surge of renovations. This home is a smart investment as buyers are moving quickly before prices rise.

16. 2026-03-26
    status Active 461-char remark

    Show marketing remark (461 chars)

    This spacious end of group residence has been completely rehabbed from top to bottom, offering modern comfort and style throughout. Enjoy brand new kitchens, bathrooms, floors, energy efficient windows and a fully finished in-law apartment in the basement -- perfect for guests, extended family or a rental income potential. Located in an area experiencing a surge of renovations. This home is a smart investment as buyers are moving quickly before prices rise.

17. 2026-02-22
    status Pending 461-char remark

    Show marketing remark (461 chars)

    This spacious end of group residence has been completely rehabbed from top to bottom, offering modern comfort and style throughout. Enjoy brand new kitchens, bathrooms, floors, energy efficient windows and a fully finished in-law apartment in the basement -- perfect for guests, extended family or a rental income potential. Located in an area experiencing a surge of renovations. This home is a smart investment as buyers are moving quickly before prices rise.

18. 2025-11-22
    price $219,900 461-char remark

    Show marketing remark (461 chars)

    This spacious end of group residence has been completely rehabbed from top to bottom, offering modern comfort and style throughout. Enjoy brand new kitchens, bathrooms, floors, energy efficient windows and a fully finished in-law apartment in the basement -- perfect for guests, extended family or a rental income potential. Located in an area experiencing a surge of renovations. This home is a smart investment as buyers are moving quickly before prices rise.

19. 2025-10-26
    listed $224,900 Active 461-char remark

    Show marketing remark (461 chars)

    This spacious end of group residence has been completely rehabbed from top to bottom, offering modern comfort and style throughout. Enjoy brand new kitchens, bathrooms, floors, energy efficient windows and a fully finished in-law apartment in the basement -- perfect for guests, extended family or a rental income potential. Located in an area experiencing a surge of renovations. This home is a smart investment as buyers are moving quickly before prices rise.

20. 2025-10-11
    historical
21. 2025-09-10
    price $229,900
22. 2025-08-14
    price $234,900
23. 2025-07-21
    listed $240,000 Active
24. 2025-07-11
    historical
25. 2024-08-26
    soldstatus $87,000
26. 2024-08-06
    soldstatus $87,000 Closed
27. 2024-07-13
    historical Active Under Contract
28. 2024-06-28
    price $100,000
29. 2024-05-21
    listed $125,000 Active
30. 1980-08-15
    soldstatus $30,000

ⓘ 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: $3,101 · $258/mo
• Projected year-2 tax: $3,101 · $258/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,422
• − Mortgage interest: −$11,814
• − Property taxes: −$3,101
• − Insurance: −$1,054
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − Depreciation: −$6,135
• Taxable loss: −$2,430
• Est. tax savings @ 24.0%: +$583
• After-tax cash flow: $1,659/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): 29,426
• Household income: $42,031
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 2264.0

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 (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 4% Two or more races 3% White 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% 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: ▼ -107.42%
• Current HPI: 164.3933
• Rent YoY: ▲ 6.10%
• 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

+616.3% since first listed

16 events — show timeline

• 2026-04-12 Price Changed $214,900 BRIGHT MLS
• 2026-03-26 Relisted — BRIGHT MLS
• 2026-02-22 Pending — BRIGHT MLS
• 2025-11-22 Price Changed $219,900 BRIGHT MLS
• 2025-10-26 Listed $224,900 BRIGHT MLS
• 2025-10-11 Listing Removed — BRIGHT MLS
• 2025-09-10 Price Changed $229,900 BRIGHT MLS
• 2025-08-14 Price Changed $234,900 BRIGHT MLS
• 2025-07-21 Listed $240,000 BRIGHT MLS
• 2025-07-11 Coming Soon — BRIGHT MLS
• 2024-08-26 Sold (Public Records) $87,000 Public Records
• 2024-08-06 Sold (MLS) $87,000 BRIGHT MLS
• 2024-07-13 Contingent — BRIGHT MLS
• 2024-06-28 Price Changed $100,000 BRIGHT MLS
• 2024-05-21 Listed $125,000 BRIGHT MLS
• 1980-08-15 Sold (Public Records) $30,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,101 · +12.3% YoY. Source: county tax records.