528 S Bentalou St · Baltimore, MD 21223

$190,000

4 bd · 1.0 ba · 1,032 sqft · Townhouse public records · 29 Days on market

Built 1920 600 sqft lot

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Why this score? — see what drove the C- 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• 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 MLS

POST AUCTION: MAKE AN OFFER! Deposit: $5,000. 528 S Bentalou St is a two-story row home located in Baltimore's Carrollton Ridge neighborhood. The property is close to attractions like Carroll Park, Westside Shopping Center, and the B & O Railroad Museum. Major traffic arteries nearby include Frederick Avenue, Wilkens Avenue, and Interstate 95. Property is believed to be occupied.

Key facts

• Built 1920
• Listed 29 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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); 422 active listings in the ZIP; 40 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).
• At $1,931/mo this rent would consume 51% 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 $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.
• At projected returns (-3.0% appreciation + 7.5% rent growth), your $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y 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 $50k; list at $190k implies a 284% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $187,150 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.02% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $43,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
528 S Bentalou St	0.00mi	4/3.0	1,032 (0%)	0mo	$190,000	$184	92
2130 Eagle St	0.14mi	4/2.0	1,000 (-3%)	2mo	$78,110	$78	82
419 Furrow St	0.12mi	3/1.0 (-1)	980 (-5%)	6mo	$41,000	$42	76
2408 Wilkens Ave	0.10mi	3/2.0 (-1)	1,092 (+6%)	2mo	$99,900	$91	75
205 S Bentalou St	0.24mi	3/1.0 (-1)	1,080 (+5%)	5mo	$38,500	$36	72
2637 Dulany St	0.29mi	3/1.0 (-1)	972 (-6%)	6mo	$35,000	$36	67
1910 W Fayette St	0.66mi	3/1.0 (-1)	1,020 (-1%)	4mo	$39,000	$38	59
420 S Smallwood St	0.12mi	3/3.5 (-1)	910 (-12%)	4mo	$100,000	$110	56
308 S Payson St	0.29mi	3/1.0 (-1)	894 (-13%)	7mo	$25,000	$28	53
518 Parksley Ave	0.74mi	4/2.0	1,060 (+3%)	7mo	$205,000	$193	51
43 Wheeler Ave N	0.57mi	3/1.0 (-1)	1,144 (+11%)	3mo	$34,000	$30	48
1927 Penrose Ave	0.74mi	3/1.0 (-1)	1,170 (+13%)	4mo	$40,000	$34	35

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 · 7.51% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,328
• Equity at exit: $28,330

10-year hold

• IRR: 13.1%
• Equity multiple: 2.24×
• Total profit: $66,145
• Equity at exit: $16,428

Cash invested: $53,200 (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: 422
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,931 high
• Mortgage (P&I): −$996
• Tax from tax record: −$131 /mo · $1,567/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $319

Break-even live

Break-even rent $1,527

Max offer price $190,000

Occupancy floor 78%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2514 Wilkens Ave Baltimore, MD	4.0	1.0	1344	$1,800	$1.34	11d	1	0.18mi
2514 Wilkens Ave Baltimore, MD	4.0	1.0	1344	$1,800	$1.34	44d	1	0.18mi
2509 Christian St Baltimore, MD	4.0	2.0	1248	$1,699	$1.36	3d	1	0.18mi
311 S Pulaski St Baltimore, MD	5.0	3.0	1450	$2,400	$1.66	44d	1	0.22mi
311 S Pulaski St Baltimore, MD	5.0	3.0	1450	$2,400	$1.66	3d	1	0.22mi
514 S Payson St Unit 2 Baltimore, MD	3.0	2.0	1264	$1,750	$1.38	44d	1	0.23mi
2540 Frederick Ave Baltimore, MD	3.0	1.0	1075	$1,400	$1.30	24d	1	0.29mi
2738 Wilkens Ave Baltimore, MD	3.0	1.0	1183	$1,500	$1.27	44d	1	0.47mi
2225 W Baltimore St Baltimore, MD	3.0	2.5	1200	$1,600	$1.33	24d	1	0.47mi
2737 Wilkens Ave Baltimore, MD	3.0	1.5	1232	$1,650	$1.34	4d	1	0.48mi
2537 Hollins St Baltimore, MD	3.0	2.0	1200	$1,450	$1.21	24d	1	0.48mi
2516 Hollins St Baltimore, MD	3.0	2.0	1100	$1,700	$1.55	44d	1	0.49mi
2232 W Baltimore St Baltimore, MD	3.0	1.0	1250	$1,875	$1.50	24d	1	0.49mi
1918 W Baltimore St Baltimore, MD	2.0–3.0	1.0–2.0	857	$1,434	$1.67	44d	1	0.56mi
62 N Gorman Ave Baltimore, MD	3.0	2.0	1100	$2,500	$2.27	18d	1	0.57mi
1839 W Fayette St Baltimore, MD	3.0	1.5	1426	$1,675	$1.17	24d	1	0.64mi
1635 Frederick Ave Baltimore, MD	3.0	2.0	1224	$1,850	$1.51	44d	1	0.65mi
2012 W Saratoga St Baltimore, MD	3.0	1.0	1300	$1,700	$1.31	24d	1	0.78mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,860	$1.70	4d	1	0.84mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,950	$1.78	12d	1	0.84mi
1127 S Carey St Baltimore, MD	3.0	2.5	1340	$1,900	$1.42	4d	1	0.88mi
1519 Penrose Ave Baltimore, MD	3.0	2.0	1200	$1,875	$1.56	44d	1	0.90mi
104 S Carrollton Ave Baltimore, MD	3.0	4.0	1232	$2,400	$1.95	4d	1	0.90mi
1259 Washington Blvd Baltimore, MD	3.0	3.0	1232	$2,999	$2.43	4d	1	0.91mi
3130 Stafford St Baltimore, MD	3.0	1.0	1200	$1,500	$1.25	20d	1	0.92mi
1243 Washington Blvd Baltimore, MD	3.0	2.0	1148	$1,950	$1.70	44d	1	0.93mi
1115 W Lombard St Baltimore, MD	3.0	1.0	1468	$2,100	$1.43	44d	1	0.95mi
1111 W Lombard St Baltimore, MD	3.0	1.0	1200	$1,295	$1.08	4d	1	0.96mi
2609 Lauretta Ave Baltimore, MD	3.0	1.0	1286	$1,675	$1.30	24d	1	0.97mi
1142 Sargeant St Baltimore, MD	3.0	2.0	1080	$1,601	$1.48	2d	1	0.98mi
2815 W Mulberry St Baltimore, MD	4.0	2.0	1040	$2,050	$1.97	44d	1	0.99mi
2636 Lauretta Ave Baltimore, MD	3.0	2.5	1232	$1,900	$1.54	44d	1	1.01mi
1125 Washington Blvd Baltimore, MD	4.0	2.5	1200	$2,750	$2.29	18d	1	1.02mi
2056 Griffis Ave Baltimore, MD	3.0	1.5	1230	$1,495	$1.22	22d	1	1.04mi
923 McHenry St Baltimore, MD	3.0	1.0	1008	$1,625	$1.61	44d	1	1.07mi
1625 Edmondson Ave Unit 1 Baltimore, MD	4.0	3.0	1500	$2,175	$1.45	4d	1	1.07mi
1625 Edmondson Ave Unit 2 Baltimore, MD	4.0	3.0	1500	$1,895	$1.26	12d	1	1.07mi
1000 Hollins St Unit 1000 Hollins Baltimore, MD	3.0	2.5	1472	$2,600	$1.77	44d	1	1.08mi
913 W Lombard St Baltimore, MD	3.0	1.0	1452	$1,600	$1.10	24d	1	1.11mi
2303 Calverton Heights Ave Baltimore, MD	4.0	2.0	1314	$2,250	$1.71	24d	1	1.15mi

Listing history 29 events

1. 2026-03-25
   status Pending
2. 2026-02-24
   listed $190,000 Active
3. 2026-02-23
   historical $190,000
4. 2025-09-25
   soldstatus $49,500
5. 2025-07-15
   soldstatus $49,500 Closed 386-char remark

   Show marketing remark (386 chars)

   POST AUCTION: MAKE AN OFFER! Deposit: $5,000. 528 S Bentalou St is a two-story row home located in Baltimore's Carrollton Ridge neighborhood. The property is close to attractions like Carroll Park, Westside Shopping Center, and the B & O Railroad Museum. Major traffic arteries nearby include Frederick Avenue, Wilkens Avenue, and Interstate 95. Property is believed to be occupied.

6. 2025-05-14
   status Pending 386-char remark

   Show marketing remark (386 chars)

   POST AUCTION: MAKE AN OFFER! Deposit: $5,000. 528 S Bentalou St is a two-story row home located in Baltimore's Carrollton Ridge neighborhood. The property is close to attractions like Carroll Park, Westside Shopping Center, and the B & O Railroad Museum. Major traffic arteries nearby include Frederick Avenue, Wilkens Avenue, and Interstate 95. Property is believed to be occupied.

7. 2025-03-01
   price $45,000 386-char remark

   Show marketing remark (386 chars)

   POST AUCTION: MAKE AN OFFER! Deposit: $5,000. 528 S Bentalou St is a two-story row home located in Baltimore's Carrollton Ridge neighborhood. The property is close to attractions like Carroll Park, Westside Shopping Center, and the B & O Railroad Museum. Major traffic arteries nearby include Frederick Avenue, Wilkens Avenue, and Interstate 95. Property is believed to be occupied.

8. 2024-11-01
   listed $20,000 Active 386-char remark

   Show marketing remark (386 chars)

   POST AUCTION: MAKE AN OFFER! Deposit: $5,000. 528 S Bentalou St is a two-story row home located in Baltimore's Carrollton Ridge neighborhood. The property is close to attractions like Carroll Park, Westside Shopping Center, and the B & O Railroad Museum. Major traffic arteries nearby include Frederick Avenue, Wilkens Avenue, and Interstate 95. Property is believed to be occupied.

9. 2020-02-19
   soldstatus $46,000
10. 2013-09-26
    historical Withdrawn
11. 2013-09-26
    historical
12. 2013-03-28
    price
13. 2012-08-08
    price
14. 2012-06-18
    listed Active
15. 2012-06-18
    listed $55,000
16. 2012-02-19
    historical
17. 2012-02-19
    historical
18. 2011-02-19
    listed Active
19. 2011-02-19
    listed $58,000
20. 2009-01-29
    historical
21. 2008-12-27
    status
22. 2008-12-24
    historical
23. 2008-11-07
    historical
24. 2008-11-06
    listed
25. 2008-08-05
    price
26. 2008-07-22
    price
27. 2008-06-27
    listed
28. 1988-02-05
    soldstatus $29,000
29. 1984-09-27
    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: $1,567 · $131/mo
• Projected year-2 tax: $1,819 · $152/mo
• Expected delta: +$252/yr (+$21/mo · 16.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 48% 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,171
• − Mortgage interest: −$10,643
• − Property taxes: −$1,567
• − Insurance: −$950
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$5,527
• Taxable income: $777
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $3,645/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

+660.0% since first listed

29 events — show timeline

• 2026-03-25 Pending — BRIGHT MLS
• 2026-02-24 Listed $190,000 BRIGHT MLS
• 2026-02-23 Coming Soon $190,000 BRIGHT MLS
• 2025-09-25 Sold (Public Records) $49,500 Public Records
• 2025-07-15 Sold (MLS) $49,500 BRIGHT MLS
• 2025-05-14 Pending — BRIGHT MLS
• 2025-03-01 Price Changed $45,000 BRIGHT MLS
• 2024-11-01 Listed $20,000 BRIGHT MLS
• 2020-02-19 Sold (Public Records) $46,000 Public Records
• 2013-09-26 Delisted — MRIS
• 2013-09-26 Listing Removed — BRIGHT MLS
• 2013-03-28 Price Changed — MRIS
• 2012-08-08 Price Changed — MRIS
• 2012-06-18 Listed — MRIS
• 2012-06-18 Listed $55,000 BRIGHT MLS
• 2012-02-19 Listing Removed — BRIGHT MLS
• 2012-02-19 Delisted — MRIS
• 2011-02-19 Listed — MRIS
• 2011-02-19 Listed $58,000 BRIGHT MLS
• 2009-01-29 Delisted — MRIS
• 2008-12-27 Relisted — MRIS
• 2008-12-24 Delisted — MRIS
• 2008-11-07 Delisted — MRIS
• 2008-11-06 Listed — MRIS
• 2008-08-05 Price Changed — MRIS
• 2008-07-22 Price Changed — MRIS
• 2008-06-27 Listed — MRIS
• 1988-02-05 Sold (Public Records) $29,000 Public Records
• 1984-09-27 Sold (Public Records) $25,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,567 · +14.2% YoY. Source: county tax records.