5356 Cuthbert Ave · Baltimore, MD 21215

$105,000

3 bd · 1.5 ba · 1,800 sqft · Townhouse public records · 149 Days on market

Built 1940 Fair condition $58/sqft · 50% below area Est $210k · 50% 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
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Schools +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two story porch front home located in the Arlington area of Baltimore City. This home is just minutes away from the famed Pimlico race track and is a great convenient location to get downtown - enjoy the nearby attractions such as Cylburn Arboretum, Reisterstown Road Plaza Shopping Mall & Cold Spring Park. Close by Sinai Hospital as well. AUCTION! Do not email any offers as the property is being sold via auction and all bids are to be submitted online during auction period. The sale will be subject to a 5% buyers premium pursuant to the Auction Terms & Conditions (minimums may apply). All auction bids will be processed subject to seller approval. Property information provided is estimated and not guaranteed (this includes condo fee/bedroom/bathroom count). Cash bids only as you cannot access the unit. BIDDING STARTS 03/01/2026. The buyer's agent is to pay a $200 plus sales tax offer management fee at closing of an accepted offer.

Key facts

• Porch front home
• Cylburn arboretum
• Cold spring park

Tags

• PORCH FRONT HOME
• CYLBURN ARBORETUM
• COLD SPRING PARK

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (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 (+2.4%/yr); 455 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 76% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $726 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 + 2.4% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $24k; list at $105k implies a 336% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.75% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.06%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (median comp): $210,000
• List price: $105,000
• Delta: -50.00%
• 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
5410 Narcissus Ave	0.06mi	4/2.5 (+1)	1,860 (+3%)	5mo	$260,000	$140	78
4040 Hayward Ave	0.25mi	3/0.5	1,783 (-1%)	6mo	$67,500	$38	78
5422 Narcissus Ave	0.08mi	4/3.5 (+1)	1,872 (+4%)	6mo	$254,000	$136	72
5337 Gist Ave	0.13mi	4/2.5 (+1)	1,620 (-10%)	0mo	$220,000	$136	68
5404 Crismer Ave	0.37mi	3/2.0	1,667 (-7%)	3mo	$239,900	$144	66
5803 Jonquil Ave	0.42mi	4/2.0 (+1)	1,816 (+1%)	8mo	$260,000	$143	66
3922 Mortimer Ave	0.41mi	4/2.5 (+1)	1,841 (+2%)	3mo	$257,500	$140	65
5312 Gist Ave	0.16mi	4/2.5 (+1)	1,620 (-10%)	6mo	$240,000	$148	62
3208 Ingleside Ave	0.42mi	3/1.5	1,620 (-10%)	4mo	$225,000	$139	60
3015 Spaulding Ave	0.62mi	4/3.5 (+1)	1,795 (-0%)	1mo	$271,500	$151	57
3701 Manchester Ave	0.58mi	4/2.5 (+1)	1,900 (+6%)	6mo	$170,000	$89	50
4543 N Rogers Ave	0.58mi	2/2.5 (-1)	1,530 (-15%)	1mo	$233,000	$152	38

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 · 2.41% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 1.93×
• Total profit: $27,286
• Equity at exit: $15,656

10-year hold

• IRR: 30.4%
• Equity multiple: 3.65×
• Total profit: $77,904
• Equity at exit: $9,078

Cash invested: $29,400 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 30 active · 23 under contract
• Months of supply: 4.9 mo (21%/mo absorbed)
• Median asking: $182,000 ($105/sqft)
• Median days on market: 47 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +11.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 21215

• Rents YoY: 2.4%
• Active inventory: 455
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,840 high
• Mortgage (P&I): −$551
• Tax from tax record: −$147 /mo · $1,766/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $712

Break-even live

Break-even rent $939

Max offer price $105,000

Occupancy floor 56%

Sensitivity live

Price	-10% $771	-5% $742	+0% $712	+5% $682	+10% $653
Rent	-10% $567	-5% $639	+0% $712	+5% $785	+10% $857
Rate	-1.0pp $765	-0.5pp $739	base $712	+0.5pp $685	+1.0pp $657

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: $26,250
• Closing costs: $3,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5807 Gist Ave Baltimore, MD	2.0	1.5	2100	$1,295	$0.62	41d	1	0.41mi
3722 Beehler Ave Baltimore, MD	3.0	2.5	1500	$1,850	$1.23	41d	1	0.65mi
3726 Beehler Ave Unit 1 Baltimore, MD	3.0	2.5	1500	$1,850	$1.23	21d	1	0.65mi
3784 Columbus Dr Baltimore, MD	4.0	2.0	1250	$2,200	$1.76	73d	1	0.74mi
4704 Pimlico Rd Baltimore, MD	3.0	1.5	2006	$1,800	$0.90	73d	1	0.85mi
2805 Oakley Ave Baltimore, MD	2.0	1.0	2400	$1,500	$0.62	64d	1	0.95mi
3709 Fords Ln Baltimore, MD	4.0	3.5	2248	$3,000	$1.33	47d	1	0.98mi
2924 Virginia Ave Baltimore, MD	3.0	2.0	1391	$2,100	$1.51	38d	1	1.04mi
6503 Park Heights Ave Baltimore, MD	1.0–2.0	1.0–2.0	1217	$1,600	$1.31	38d	1	1.12mi
4230 Towanda Ave Baltimore, MD	3.0	2.0	1400	$1,800	$1.29	67d	1	1.23mi
3505 Clarks Ln Unit D2 Baltimore, MD	3.0	2.0	1750	$2,500	$1.43	93d	1	1.23mi
4103 Barrington Rd Unit 2 Baltimore, MD	4.0	2.0	2379	$2,400	$1.01	32d	1	1.24mi
4140 Reisterstown Rd Baltimore, MD	3.0	3.0	2150	$1,970	$0.92	18d	1	1.33mi
2619 Loyola Northway Baltimore, MD	3.0	2.0	1400	$1,995	$1.43	73d	1	1.34mi
2311 Pennyroyal Ter Baltimore, MD	3.0	2.5	1524	$2,300	$1.51	23d	1	1.46mi
3312 Dorithan Rd Baltimore, MD	2.0	1.0	1452	$1,250	$0.86	23d	1	1.47mi
3508 Grantley Rd Baltimore, MD	2.0	1.0	1250	$1,350	$1.08	73d	1	1.49mi

Listing history 45 events

1. 2026-08-08
   days on market $105,000 Active 149 DOM
2. 2026-08-06
   days on market $105,000 Active 147 DOM
3. 2026-08-05
   days on market $105,000 Active 146 DOM
4. 2026-08-04
   days on market $105,000 Active 145 DOM
5. 2026-08-03
   days on market $105,000 Active 144 DOM
6. 2026-07-31
   days on market $105,000 Active 141 DOM
7. 2026-07-30
   days on market $105,000 Active 139 DOM
8. 2026-07-28
   days on market $105,000 Active 138 DOM
9. 2026-07-26
   days on market $105,000 Active 136 DOM
10. 2026-07-24
    days on market $105,000 Active 134 DOM
11. 2026-07-23
    days on market $105,000 Active 133 DOM
12. 2026-07-22
    days on market $105,000 Active 132 DOM
13. 2026-07-21
    days on market $105,000 Active 131 DOM
14. 2026-07-20
    status $105,000 Active 130 DOM
15. 2026-07-01
    status $105,000 Pending 130 DOM
16. 2026-06-30
    days on market $105,000 Active 130 DOM
17. 2026-06-29
    days on market $105,000 Active 129 DOM
18. 2026-06-28
    days on market $105,000 Active 128 DOM
19. 2026-06-27
    days on market $105,000 Active 127 DOM
20. 2026-06-26
    days on market $105,000 Active 126 DOM
21. 2026-06-24
    days on market $105,000 Active 124 DOM
22. 2026-06-22
    days on market $105,000 Active 122 DOM
23. 2026-06-21
    days on market $105,000 Active 121 DOM
24. 2026-06-18
    days on market $105,000 Active 118 DOM
25. 2026-06-17
    days on market $105,000 Active 117 DOM
26. 2026-06-16
    days on market $105,000 Active 116 DOM
27. 2026-06-15
    days on market $105,000 Active 115 DOM
28. 2026-06-13
    days on market $105,000 Active 113 DOM
29. 2026-06-09
    days on market $105,000 Active 109 DOM
30. 2026-06-08
    days on market $105,000 Active 108 DOM
31. 2026-06-07
    days on market $105,000 Active 107 DOM
32. 2026-06-04
    days on market $105,000 Active 104 DOM
33. 2026-06-03
    days on market $105,000 Active 103 DOM
34. 2026-06-02
    days on market $105,000 Active 102 DOM
35. 2026-06-01
    days on market $105,000 Active 101 DOM
36. 2026-05-31
    days on market $105,000 Active 100 DOM
37. 2026-02-20
    listed $110,000 Active 955-char remark

    Show marketing remark (955 chars)

    Two story porch front home located in the Arlington area of Baltimore City. This home is just minutes away from the famed Pimlico race track and is a great convenient location to get downtown - enjoy the nearby attractions such as Cylburn Arboretum, Reisterstown Road Plaza Shopping Mall & Cold Spring Park. Close by Sinai Hospital as well. AUCTION! Do not email any offers as the property is being sold via auction and all bids are to be submitted online during auction period. The sale will be subject to a 5% buyers premium pursuant to the Auction Terms & Conditions (minimums may apply). All auction bids will be processed subject to seller approval. Property information provided is estimated and not guaranteed (this includes condo fee/bedroom/bathroom count). Cash bids only as you cannot access the unit. BIDDING STARTS 03/01/2026. The buyer's agent is to pay a $200 plus sales tax offer management fee at closing of an accepted offer.

38. 2017-02-27
    soldstatus $24,100 93-char remark

    Show marketing remark (93 chars)

    Great potential in this brick townhome. Close to schools, shopping and public transportation.

39. 2017-02-27
    soldstatus $24,100 Sold

    Show marketing remark (93 chars)

    Great potential in this brick townhome. Close to schools, shopping and public transportation.

40. 2017-01-27
    status Contract
41. 2017-01-04
    listed $20,000 Active
42. 2001-03-15
    soldstatus $60,900
43. 2001-03-14
    soldstatus $60,900
44. 2000-12-15
    historical
45. 2000-02-09
    listed $61,900

ⓘ 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: $1,766 · $147/mo
• Projected year-2 tax: $1,766 · $147/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 4/10 Moderate 21% 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: $22,080
• − Mortgage interest: −$5,882
• − Property taxes: −$1,766
• − Insurance: −$525
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$3,055
• Taxable income: $7,320
• Est. tax owed @ 24.0%: −$1,757
• After-tax cash flow: $6,788/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.

Condition & rehab AI · 7 photos

Fair 45/100 Moderate rehab Est. rehab $45,000–$81,000 screening

This two-story brick townhouse requires significant exterior repairs and maintenance to improve its condition and value. The home's poor exterior condition, including chipped paint, worn-out fence, and overgrown landscaping, detracts from its overall appeal. Addressing these issues through painting, fence repair, and landscaping maintenance can significantly enhance its resale and rental value.

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — roofs appear old and weathered
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — windows appear old and weathered
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — electrical panel appears old and weathered
• Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — plumbing fixtures appear old and weathered
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — exterior walls appear old and weathered
• Major Other (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — other components appear old and weathered

Repairs flagged

• Major Paint on brick facade — Chipped paint indicates significant wear and tear
• Major Fence — Worn-out fence needs replacement or repair
• Major Landscaping — Overgrown landscaping needs trimming and maintenance

Value-add opportunities

• Resale Paint the brick facade — Fresh paint can improve the home's curb appeal and value ↑
• Rental Replace or repair the fence — A well-maintained fence can deter vandalism and increase tenant satisfaction ↑
• Both Trim and maintain the landscaping — A well-maintained yard can improve the home's curb appeal and attract potential buyers/tenants ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 5/100

Zoned Schools

Elementary Arlington Elementary F MD #766/860 Nat'l #40,579/41,679 High Forest Park High F MD #208/222 Nat'l #16,861/17,239

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

B Composite livability gradescore 76/100

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 · 624,249 people
• City population: 588,727
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 52,229
• Household income: $51,587
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (73%)
• Race & ethnicity: Black 73% White 17% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Common ancestry: Scotch-Irish 2% Romanian 2% Italian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 1%

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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: ▼ -318.58%
• Current HPI: 291.4926
• Rent YoY: ▲ 2.41%
• Metro: Baltimore-Columbia-Towson, MD
• State GDP YoY: ▲ 2.97%
• F500 in state: 12

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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

+77.7% since first listed

9 events — show timeline

• 2026-02-20 Listed $110,000 BRIGHT MLS
• 2017-02-27 Sold (MLS) $24,100 MRIS
• 2017-02-27 Sold (MLS) $24,100 BRIGHT MLS
• 2017-01-27 Pending — MRIS
• 2017-01-04 Listed $20,000 MRIS
• 2001-03-15 Sold (MLS) $60,900 MRIS
• 2001-03-14 Sold (Public Records) $60,900 Public Records
• 2000-12-15 Delisted — MRIS
• 2000-02-09 Listed $61,900 MRIS

Property tax history

+0.4%/yr

Latest (2025): $1,766 · +7.1% YoY. Source: county tax records.