3035 E Monument St · Baltimore, MD 21205

$79,900

3 bd · 2.0 ba · 1,532 sqft · Townhouse public records · 87 Days on market

Built 1915 $52/sqft · 36% below area Est $125k · 36% 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
• 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

𝐖𝐄𝐋𝐂𝐎𝐌𝐄 𝐓𝐎 𝟑𝟎𝟑𝟓 𝐄. 𝐌𝐎𝐍𝐔𝐌𝐄𝐍𝐓 - a spacious brick rowhome located in Baltimore City’s Ward 7 . Built in 1915, this classic two-story home offers approximately 1,848 total square feet, including finished basement space , providing generous room to live and grow. The property features 2 full bathrooms and a finished basement that adds valuable additional living space ideal for a recreation area, guest suite, or home office. Brick construction, traditional rowhome design, and solid layout offer timeless appeal and durability. Situated in an R-8 (General Residence District) zoning area with public utilities and forced air heating , this home provides strong fundamentals for

Key facts

• Built 1915
• Listed 87 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% 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); Vanguard Collegiate Middle (math 3% / reading 15%, grade F, #212 of 225 statewide, top 95%, 343 students, 84% FRL); Baltimore Polytechnic Institute (math 71% / reading 84%, grade A-, #22 of 222 statewide, top 10%, 1,555 students, 43% FRL).
• Zoned-school proficiency averages 32% at this address vs 12% district-wide (+20 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 (+9.9%/yr); 145 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $80k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1915 — 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: 2.58% ✓
• Cap rate: 22.62%
• Cash-on-cash: 58.29%
• DSCR: 3.59
• GRM: 3.2

CMA / ARV

• ARV (median comp): $124,626
• List price: $79,900
• Delta: -35.89%
• 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
3202 Mcelderry St	0.12mi	3/2.5	1,684 (+10%)	1mo	$185,000	$110	75
36 N Decker Ave	0.40mi	3/2.0	1,430 (-7%)	0mo	$325,000	$227	70
3102 E Lombard St	0.53mi	3/3.0	1,540 (+0%)	1mo	$405,000	$263	69
220 N Luzerne Ave	0.45mi	3/1.0	1,372 (-10%)	1mo	$120,000	$87	57
118 S Eaton St	0.72mi	3/3.5	1,569 (+2%)	1mo	$330,000	$210	56
2220 Henneman Ave	0.74mi	3/2.5	1,440 (-6%)	1mo	$190,000	$132	53
2534 E Baltimore St	0.59mi	3/3.0	1,685 (+10%)	0mo	$495,000	$294	52
145 N Milton Ave	0.54mi	2/2.0 (-1)	1,353 (-12%)	1mo	$260,000	$192	50
38 S Curley St	0.54mi	3/1.0	1,729 (+13%)	1mo	$181,100	$105	49
1418 N Linwood Ave	0.62mi	3/1.0	1,356 (-12%)	0mo	$90,000	$66	48
1411 Kenhill Ave	0.61mi	4/2.0 (+1)	1,356 (-12%)	1mo	$240,000	$177	47
3420 Leverton Ave	0.57mi	2/2.0 (-1)	1,340 (-12%)	1mo	$115,000	$86	46

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: 62.4%
• Equity multiple: 4.00×
• Total profit: $67,194
• Equity at exit: $11,913

10-year hold

• IRR: 68.6%
• Equity multiple: 9.82×
• Total profit: $197,344
• Equity at exit: $6,908

Cash invested: $22,372 (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: 145
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,062 high
• Mortgage (P&I): −$419
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $1,087

Break-even live

Break-even rent $686

Max offer price $79,900

Occupancy floor 42%

Sensitivity live

Price	-10% $1,132	-5% $1,109	+0% $1,087	+5% $1,064	+10% $1,042
Rent	-10% $924	-5% $1,005	+0% $1,087	+5% $1,168	+10% $1,250
Rate	-1.0pp $1,127	-0.5pp $1,107	base $1,087	+0.5pp $1,066	+1.0pp $1,045

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2934 E Monument St Baltimore, MD	2.0	1.0	1200	$1,499	$1.25	45d	1	0.08mi
718 N Curley St Baltimore, MD	3.0	3.0	1500	$2,000	$1.33	6d	1	0.13mi
724 N Curley St Baltimore, MD	3.0	3.0	1500	$2,200	$1.47	6d	1	0.13mi
809 N Curley St Baltimore, MD	3.0	1.0	1746	$1,400	$0.80	23d	1	0.15mi
3304 McElderry St Baltimore, MD	3.0	2.0	1413	$1,900	$1.34	45d	1	0.15mi
2903 Jefferson St Baltimore, MD	3.0	3.0	1609	$1,850	$1.15	45d	1	0.18mi
404 N Robinson St Baltimore, MD	3.0	3.0	1320	$2,100	$1.59	18d	1	0.20mi
404 N Robinson St Baltimore, MD	3.0	3.0	1320	$2,200	$1.67	25d	1	0.20mi
2815 E Madison St Baltimore, MD	4.0	2.0	1300	$2,500	$1.92	45d	1	0.20mi
531 N Belnord Ave Baltimore, MD	2.0	1.5	1100	$1,700	$1.55	25d	1	0.26mi
2800 Orleans St Baltimore, MD	3.0	1.0	1404	$1,600	$1.14	19d	1	0.28mi
2800 Orleans St Baltimore, MD	3.0	1.0	1404	$1,600	$1.14	16d	1	0.28mi
2815 Orleans St Baltimore, MD	2.0	1.0	1204	$1,600	$1.33	3d	1	0.28mi
627 N Lakewood Ave Baltimore, MD	3.0	2.5	1175	$1,850	$1.57	0d	1	0.28mi
537 N Lakewood Ave Baltimore, MD	3.0	3.5	1755	$2,050	$1.17	45d	1	0.29mi
533 N Lakewood Ave Baltimore, MD	4.0	3.5	1758	$4,500	$2.56	45d	1	0.29mi
150 N Curley St Baltimore, MD	2.0	2.5	1266	$1,850	$1.46	19d	1	0.34mi
2608 McElderry St Baltimore, MD	3.0	1.0	1144	$1,525	$1.33	0d	1	0.35mi
113 N Decker Ave Baltimore, MD	3.0	3.5	1800	$2,850	$1.58	25d	1	0.36mi
415 N Glover St Baltimore, MD	2.0	2.5	1092	$1,600	$1.47	25d	1	0.37mi
539 N Luzerne Ave Baltimore, MD	3.0	2.5	1702	$2,300	$1.35	45d	1	0.37mi
113 N Clinton St Baltimore, MD	2.0	1.0	1300	$1,995	$1.53	45d	1	0.40mi
29 N Ellwood Ave Baltimore, MD	3.0	1.5	1100	$2,395	$2.18	25d	1	0.40mi
17 N East Ave Baltimore, MD	2.0	2.0	1326	$2,550	$1.92	25d	1	0.42mi
218 N Glover St Baltimore, MD	2.0	2.0	1360	$1,750	$1.29	45d	1	0.42mi
34 N Linwood Ave Baltimore, MD	2.0	1.5	1288	$2,400	$1.86	25d	1	0.42mi
10 N Ellwood Ave Baltimore, MD	4.0	2.5	1768	$2,500	$1.41	45d	1	0.43mi
139 N Lakewood Ave Baltimore, MD	4.0	2.5	1370	$2,500	$1.82	45d	1	0.43mi
139 N Lakewood Ave Unit 1 Baltimore, MD	4.0	2.0	1370	$2,500	$1.82	45d	1	0.43mi
233 N Luzerne Ave Baltimore, MD	3.0	2.5	1700	$2,250	$1.32	23d	1	0.43mi
225 N Luzerne Ave Baltimore, MD	3.0	1.0	1198	$1,350	$1.13	21d	1	0.44mi
2619 E Fayette St Baltimore, MD	3.0	2.0	1600	$1,900	$1.19	45d	1	0.44mi
1215 N Ellwood Ave Baltimore, MD	3.0	1.0	1128	$1,795	$1.59	25d	1	0.45mi
3212 E Baltimore St Baltimore, MD	2.0	3.0	1931	$2,350	$1.22	25d	1	0.46mi
11 N Streeper St Baltimore, MD	3.0	3.5	1800	$2,600	$1.44	45d	1	0.46mi
1 N Clinton St Baltimore, MD	4.0	1.5	1200	$1,700	$1.42	21d	1	0.46mi
127 N Glover St Baltimore, MD	2.0	1.5	1110	$2,100	$1.89	4d	1	0.47mi
10 N Streeper St Baltimore, MD	3.0	2.5	1440	$2,500	$1.74	25d	1	0.47mi
227 N Rose St Baltimore, MD	2.0	4.0	1420	$1,600	$1.13	25d	1	0.47mi
425 N Milton Ave Baltimore, MD	3.0	1.0	1200	$1,525	$1.27	16d	1	0.47mi

Listing history 19 events

1. 2026-06-21
   days on market $79,900 Active 87 DOM
2. 2026-06-18
   days on market $79,900 Active 84 DOM
3. 2026-06-17
   days on market $79,900 Active 83 DOM
4. 2026-06-16
   days on market $79,900 Active 82 DOM
5. 2026-06-15
   days on market $79,900 Active 81 DOM
6. 2026-06-13
   days on market $79,900 Active 79 DOM
7. 2026-06-09
   days on market $79,900 Active 75 DOM
8. 2026-06-08
   days on market $79,900 Active 74 DOM
9. 2026-06-07
   days on market $79,900 Active 73 DOM
10. 2026-06-04
    days on market $79,900 Active 70 DOM
11. 2026-06-03
    days on market $79,900 Active 69 DOM
12. 2026-06-02
    days on market $79,900 Active 68 DOM
13. 2026-06-01
    days on market $79,900 Active 67 DOM
14. 2026-05-31
    days on market $79,900 Active 66 DOM
15. 2026-05-19
    price $84,500
16. 2026-04-07
    status Active
17. 2026-03-06
    historical Active Under Contract
18. 2026-02-22
    listed $99,900 Active
19. 1983-07-01
    soldstatus $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: $1,080 · $90/mo
• Projected year-2 tax: $1,080 · $90/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 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: $24,746
• − Mortgage interest: −$4,476
• − Property taxes: −$1,080
• − Insurance: −$400
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − Depreciation: −$2,324
• Taxable income: $12,507
• Est. tax owed @ 24.0%: −$3,002
• After-tax cash flow: $10,040/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

+238.0% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $84,500 BRIGHT MLS
• 2026-04-07 Relisted — BRIGHT MLS
• 2026-03-06 Contingent — BRIGHT MLS
• 2026-02-22 Listed $99,900 BRIGHT MLS
• 1983-07-01 Sold (Public Records) $25,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,080 · +6.2% YoY. Source: county tax records.