1263 James St · Baltimore, MD 21223

$100,000

3 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 17 Days on market

Built 1898 6,098 sqft lot

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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 +4.4/5.0
• 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 the historic Pigtown neighborhood, one of Baltimore’s most established and sought-after communities. Offered strictly AS-IS, this property presents an exceptional opportunity for investors, renovators, or buyers looking to customize a home to their own vision. Ideally situated with convenient access to public transportation, major highways, downtown Baltimore, and just minutes from M & T Bank Stadium, Oriole Park at Camden Yards, Horseshoe Casino, the Inner Harbor, and a variety of dining, shopping, and entertainment destinations. With significant potential and a prime location, this property is ready for its next chapter. Please contact the Listing Agent for showing in

Key facts

• M t bank stadium
• Horseshoe casino
• Downtown baltimore

Tags

• HISTORIC PIGTOWN NEIGHBORHOOD
• MAJOR HIGHWAYS
• DOWNTOWN BALTIMORE
• M T BANK STADIUM
• ORIOLE PARK AT CAMDEN YARDS
• HORSESHOE CASINO

Property features AI

Finance

• Other: Finished above-grade area recorded by assessor; Below-grade unfinished area recorded by assessor

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Fee simple ownership; Brick construction
• Construction: Brick construction; Building not winterized
• Exterior features: Not in a federal flood zone; Ground rent paid annually; Tidal water not present; Other structures above and below grade; Pets allowed with no pet restrictions

Interior

• Bedrooms: Two bedrooms on the main level; One bedroom on the lower level
• Bathrooms: One full bathroom (main level); One full bathroom total
• Heating & cooling: Radiator heating; Natural gas heating and natural gas hot water
• Interior features: Basement present (other type)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $883 ($11k/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: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.9% 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 (+7.5%/yr); 425 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $1,878/mo this rent would consume 49% of the median local household income ($46k/yr) (locally 1755% 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 $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 + 7.5% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 30y 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.
• Current owner paid $38k; list at $100k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1898 — 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 $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1898 — 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: 1.88% ✓
• Cap rate: 16.89%
• Cash-on-cash: 37.84%
• DSCR: 2.68
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 38.6%
• Equity multiple: 2.75×
• Total profit: $48,915
• Equity at exit: $14,910

10-year hold

• IRR: 47.1%
• Equity multiple: 6.54×
• Total profit: $155,028
• 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 21223

• Rents YoY: 7.5%
• Active inventory: 425
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$524
• Tax from tax record: −$35 /mo · $414/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $883

Break-even live

Break-even rent $760

Max offer price $100,000

Occupancy floor 48%

Sensitivity live

Price	-10% $940	-5% $911	+0% $883	+5% $855	+10% $826
Rent	-10% $735	-5% $809	+0% $883	+5% $957	+10% $1,031
Rate	-1.0pp $933	-0.5pp $908	base $883	+0.5pp $857	+1.0pp $831

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
1262 Glyndon Ave Baltimore, MD	2.0	3.0	1258	$1,850	$1.47	25d	1	0.03mi
1101 S Carey St Baltimore, MD	2.0	2.0	1400	$1,200	$0.86	23d	1	0.04mi
1215 James St Baltimore, MD	2.0	1.0	960	$1,500	$1.56	45d	1	0.05mi
1253 Sargeant St Baltimore, MD	2.0	1.5	1200	$1,695	$1.41	25d	1	0.06mi
1303 James St Baltimore, MD	2.0	1.5	1160	$1,350	$1.16	25d	1	0.07mi
1127 S Carey St Baltimore, MD	3.0	2.5	1340	$1,900	$1.42	5d	1	0.07mi
1243 Washington Blvd Baltimore, MD	3.0	2.0	1148	$1,950	$1.70	45d	1	0.10mi
1259 Washington Blvd Baltimore, MD	3.0	3.0	1232	$2,999	$2.43	5d	1	0.10mi
1160 Washington Blvd Baltimore, MD	2.0	1.0	960	$1,575	$1.64	25d	1	0.13mi
1142 Sargeant St Baltimore, MD	3.0	2.0	1080	$1,601	$1.48	3d	1	0.13mi
1163 Washington Blvd Baltimore, MD	2.0	2.5	1012	$1,700	$1.68	13d	1	0.13mi
1127 Sargeant St Baltimore, MD	2.0	1.5	1080	$1,275	$1.18	25d	1	0.14mi
1125 Washington Blvd Baltimore, MD	4.0	2.5	1200	$2,750	$2.29	19d	1	0.16mi
1205 Cleveland St Baltimore, MD	2.0	2.0	1232	$1,900	$1.54	45d	1	0.22mi
305 S Calhoun St Baltimore, MD	2.0	1.0	1000	$1,300	$1.30	23d	1	0.23mi
1226 W Cross St Baltimore, MD	3.0	3.0	1551	$2,250	$1.45	45d	1	0.24mi
1432 Carroll St Baltimore, MD	2.0	1.5	912	$1,900	$2.08	45d	1	0.26mi
923 McHenry St Baltimore, MD	3.0	1.0	1008	$1,625	$1.61	45d	1	0.26mi
1132 Nanticoke St Baltimore, MD	2.0	2.5	1500	$1,875	$1.25	25d	1	0.28mi
104 S Carrollton Ave Baltimore, MD	3.0	4.0	1232	$2,400	$1.95	5d	1	0.30mi
847 McHenry St Baltimore, MD	2.0	2.0	952	$1,795	$1.89	5d	1	0.30mi
1115 W Lombard St Baltimore, MD	3.0	1.0	1468	$2,100	$1.43	45d	1	0.31mi
1111 W Lombard St Baltimore, MD	3.0	1.0	1200	$1,295	$1.08	5d	1	0.31mi
508 Wyeth St Baltimore, MD	3.0	3.0	1234	$1,850	$1.50	45d	1	0.34mi
827 Washington Blvd Baltimore, MD	3.0	1.0	1512	$2,000	$1.32	25d	1	0.34mi
819 Ramsay St Baltimore, MD	4.0	3.5	1856	$3,000	$1.62	13d	1	0.34mi
1324 W Lombard St Unit 1 Baltimore, MD	2.0	2.0	1100	$1,500	$1.36	25d	1	0.36mi
1324 W Lombard St Unit 2 Baltimore, MD	2.0	1.5	1100	$1,450	$1.32	45d	1	0.36mi
913 W Lombard St Baltimore, MD	3.0	1.0	1452	$1,600	$1.10	25d	1	0.37mi
110 S Poppleton St Baltimore, MD	3.0	1.5	1800	$1,900	$1.06	45d	1	0.37mi
805 Washington Blvd Unit A Baltimore, MD	2.0	2.0	1050	$1,650	$1.57	45d	1	0.38mi
805 Washington Blvd Unit B Baltimore, MD	2.0	2.0	1106	$1,650	$1.49	21d	1	0.38mi
324 Scott St Baltimore, MD	4.0	2.5	1656	$3,000	$1.81	45d	1	0.39mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,950	$1.78	13d	1	0.40mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,860	$1.70	5d	1	0.40mi
709 Scott St Baltimore, MD	3.0	3.0	1448	$2,500	$1.73	16d	1	0.40mi
709 Scott St Baltimore, MD	3.0	2.5	1448	$2,500	$1.73	25d	1	0.40mi
519 Scott St Unit 2 Baltimore, MD	3.0	3.0	1600	$3,000	$1.88	45d	1	0.40mi
803 McHenry St Baltimore, MD	4.0	2.5	1856	$2,599	$1.40	4d	1	0.41mi
1125 Wicomico St Baltimore, MD	3.0	3.0	1068	$1,955	$1.83	25d	1	0.41mi

Listing history 10 events

1. 2026-06-21
   days on market $100,000 Active 17 DOM
2. 2026-06-18
   days on market $100,000 Active 14 DOM
3. 2026-06-17
   days on market $100,000 Active 13 DOM
4. 2026-06-16
   days on market $100,000 Active 12 DOM
5. 2026-06-15
   days on market $100,000 Active 11 DOM
6. 2026-06-13
   days on market $100,000 Active 9 DOM
7. 2026-06-09
   days on market $100,000 Active 5 DOM
8. 2026-06-08
   days on market $100,000 Active 4 DOM
9. 2026-06-07
   remarks 689-char remark
10. 2026-06-07
    listed $100,000 Active 3 DOM

ⓘ 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: $414 · $35/mo
• Projected year-2 tax: $752 · $63/mo
• Expected delta: +$338/yr (+$28/mo · 81.5%)

ⓘ 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: $22,535
• − Mortgage interest: −$5,602
• − Property taxes: −$414
• − Insurance: −$500
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$2,909
• Taxable income: $9,505
• Est. tax owed @ 24.0%: −$2,281
• After-tax cash flow: $8,315/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): 19,572
• Household income: $45,840
• Rent vs Own: 68.0% rent · 32.0% own
• Severe rent burden: 1755.0

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 (72%)
• Race & ethnicity: Black 72% White 16% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 2% 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: ▼ -97.99%
• Current HPI: 140.5836
• Rent YoY: ▲ 7.51%
• 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

+1049.4% since first listed

23 events — show timeline

• 2026-06-04 Listed $100,000 BRIGHT MLS
• 2025-08-05 Listing Removed — BRIGHT MLS
• 2025-08-04 Price Changed $115,000 BRIGHT MLS
• 2025-07-10 Price Changed $125,000 BRIGHT MLS
• 2025-06-01 Price Changed $130,000 BRIGHT MLS
• 2025-05-06 Price Changed $135,000 BRIGHT MLS
• 2024-12-09 Listed $140,000 BRIGHT MLS
• 2020-11-10 Listing Removed — BRIGHT MLS
• 2020-11-03 Listed $85,000 BRIGHT MLS
• 2009-01-17 Delisted — MRIS
• 2008-10-14 Relisted — MRIS
• 2008-10-14 Delisted — MRIS
• 2008-10-13 Listed — MRIS
• 2000-10-31 Sold (Public Records) $38,000 Public Records
• 2000-09-28 Sold (MLS) $38,000 MRIS
• 2000-07-12 Listed $38,000 MRIS
• 2000-07-12 Delisted — MRIS
• 1999-03-25 Sold (MLS) $7,500 MRIS
• 1998-12-26 Delisted — MRIS
• 1998-12-22 Listed $10,000 MRIS
• 1996-10-07 Delisted — MRIS
• 1996-04-08 Listed — MRIS
• 1995-01-26 Sold (Public Records) $8,700 Public Records

Property tax history

-10.9%/yr

Latest (2025): $414 · +9.9% YoY. Source: county tax records.