5356 Cuthbert Ave · Baltimore, MD 21215

$105,000

3 bd · 1.5 ba · 1,800 sqft · Townhouse public records · 118 Days on market

Built 1940 $58/sqft · 49% below area Est $207k · 49% 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 +2.5/5.0
• Schools +1.0/10.0
• 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.

Deal economics

• At list price, monthly cash flow is $733 ($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: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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 (+2.4%/yr); 351 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 43% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 118 days — a 9% lower offer ($96k) 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 $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.78% ✓
• Cap rate: 14.67%
• Cash-on-cash: 29.92%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (median comp): $207,442
• List price: $105,000
• Delta: -49.38%
• 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%)	3mo	$260,000	$140	80
4040 Hayward Ave	0.25mi	3/0.5	1,783 (-1%)	4mo	$67,500	$38	79
3711 Spaulding Ave	0.34mi	3/2.0	1,800 (0%)	7mo	$188,000	$104	77
5422 Narcissus Ave	0.08mi	4/3.5 (+1)	1,872 (+4%)	4mo	$254,000	$136	73
5404 Crismer Ave	0.37mi	3/2.0	1,667 (-7%)	1mo	$239,900	$144	67
5803 Jonquil Ave	0.42mi	4/2.0 (+1)	1,816 (+1%)	6mo	$260,000	$143	67
5312 Gist Ave	0.16mi	4/2.5 (+1)	1,620 (-10%)	4mo	$240,000	$148	63
3208 Ingleside Ave	0.42mi	3/1.5	1,620 (-10%)	2mo	$225,000	$139	62
3901 Mortimer Ave	0.36mi	3/2.0	1,664 (-8%)	9mo	$151,000	$91	61
5419 Lynview Ave	0.43mi	4/2.0 (+1)	1,692 (-6%)	7mo	$236,000	$139	57
5806 Rubin Ave	0.54mi	3/2.5	1,884 (+5%)	8mo	$200,000	$106	57
3701 Manchester Ave	0.58mi	4/2.5 (+1)	1,900 (+6%)	4mo	$170,000	$89	51

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: 23.8%
• Equity multiple: 1.97×
• Total profit: $28,614
• Equity at exit: $15,656

10-year hold

• IRR: 31.3%
• Equity multiple: 3.75×
• Total profit: $80,727
• 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 →

ZIP-level market 21215

• Rents YoY: 2.4%
• Active inventory: 351
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,867 high
• Mortgage (P&I): −$551
• Tax from tax record: −$147 /mo · $1,766/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $733

Break-even live

Break-even rent $939

Max offer price $105,000

Occupancy floor 56%

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
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5807 Gist Ave Baltimore, MD	2.0	1.5	2100	$1,395	$0.66	23d	1	0.41mi
3784 Columbus Dr Baltimore, MD	4.0	2.0	1250	$2,200	$1.76	23d	1	0.74mi
4704 Pimlico Rd Baltimore, MD	3.0	1.5	2006	$1,800	$0.90	23d	1	0.85mi
2805 Oakley Ave Baltimore, MD	2.0	1.0	2400	$1,500	$0.62	14d	1	0.95mi
3709 Fords Ln Baltimore, MD	4.0	3.5	2248	$3,200	$1.42	19d	1	0.98mi
4230 Towanda Ave Baltimore, MD	3.0	2.0	1400	$1,800	$1.29	17d	1	1.23mi
3505 Clarks Ln Unit D2 Baltimore, MD	3.0	2.0	1750	$2,500	$1.43	43d	1	1.23mi
2619 Loyola Northway Baltimore, MD	3.0	2.0	1400	$1,995	$1.43	23d	1	1.34mi
3508 Grantley Rd Baltimore, MD	2.0	1.0	1250	$1,350	$1.08	23d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $105,000 Active 118 DOM
2. 2026-06-17
   days on market $105,000 Active 117 DOM
3. 2026-06-16
   days on market $105,000 Active 116 DOM
4. 2026-06-15
   days on market $105,000 Active 115 DOM
5. 2026-06-13
   days on market $105,000 Active 113 DOM
6. 2026-06-09
   days on market $105,000 Active 109 DOM
7. 2026-06-08
   days on market $105,000 Active 108 DOM
8. 2026-06-07
   days on market $105,000 Active 107 DOM
9. 2026-06-04
   days on market $105,000 Active 104 DOM
10. 2026-06-03
    days on market $105,000 Active 103 DOM
11. 2026-06-02
    days on market $105,000 Active 102 DOM
12. 2026-06-01
    days on market $105,000 Active 101 DOM
13. 2026-05-31
    days on market $105,000 Active 100 DOM
14. 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.

15. 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.

16. 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.

17. 2017-01-27
    status Contract
18. 2017-01-04
    listed $20,000 Active
19. 2001-03-15
    soldstatus $60,900
20. 2001-03-14
    soldstatus $60,900
21. 2000-12-15
    historical
22. 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: $22,400
• − Mortgage interest: −$5,882
• − Property taxes: −$1,766
• − Insurance: −$525
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − Depreciation: −$3,055
• Taxable income: $7,589
• Est. tax owed @ 24.0%: −$1,821
• After-tax cash flow: $6,976/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): 52,229
• Household income: $51,587
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 3644.0

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 (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%

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

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.