3402 Hilldale Pl · Baltimore, MD 21215

$138,500

3 bd · 1.5 ba · 1,010 sqft · Townhouse · 99 Days on market

Built 1920 4,356 sqft lot $137/sqft · 36% below area Est $216k · 36% under

---

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
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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

Quiet cul-de-sac near Druid Hill Park, blocks from TV Hill and Woodberry. Central air conditioning. White oak hardwood flooring on the main level. Separate dining room. Ceramic tile in kitchen and bathrooms. Partially finished basement with half-bath, family room, stacked washer/dryer, sump pump and French drain. Recently updated electrical, plumbing, framing, and duct work. Fenced yard. This property is being sold strictly As-Is. Short-term owner financing available.

Key facts

• Druid hill park
• Updated electrical
• Fenced yard

Tags

• DRUID HILL PARK
• WHITE OAK HARDWOOD FLOORING
• CERAMIC TILE
• PARTIALLY FINISHED BASEMENT
• FENCED YARD
• UPDATED ELECTRICAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $138k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).
• This rent runs 40% 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 $958 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $138k implies a 516% 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→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,035 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1920 — 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: 1.25% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.98%
• DSCR: 1.71
• GRM: 6.7

CMA / ARV

• ARV (median comp): $216,202
• List price: $138,500
• Delta: -35.94%
• 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
2546 Druid Park Dr	0.10mi	3/1.0	1,002 (-1%)	4mo	$190,000	$190	88
3610 Malden Ave	0.35mi	2/1.0 (-1)	1,001 (-1%)	1mo	$250,000	$250	75
3912 Reisterstown Rd	0.48mi	3/1.5	1,100 (+9%)	1mo	$55,000	$50	62
3823 Cottage Ave	0.36mi	3/1.0	1,140 (+13%)	3mo	$118,000	$104	58
3620 Malden Ave	0.35mi	2/1.0 (-1)	928 (-8%)	9mo	$260,000	$280	56
3602 Hooper Ave	0.55mi	2/1.0 (-1)	988 (-2%)	10mo	$183,000	$185	56
2042 Druid Park Dr	0.58mi	2/1.5 (-1)	960 (-5%)	12mo	$265,000	$276	49
2018 Girard Ave	0.53mi	2/1.5 (-1)	1,155 (+14%)	1mo	$269,000	$233	45
3623 Malden Ave	0.37mi	2/1.0 (-1)	1,157 (+15%)	12mo	$280,000	$242	42
2007 Clipper Park Rd #117	0.65mi	2/2.0 (-1)	1,105 (+9%)	13mo	$280,000	$253	36
2007 Clipper Park Rd #424	0.65mi	2/2.0 (-1)	1,145 (+13%)	11mo	$295,000	$258	31
2007 Clipper Park Rd #325	0.65mi	2/2.0 (-1)	1,156 (+14%)	11mo	$316,900	$274	29

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: 6.3%
• Equity multiple: 1.24×
• Total profit: $9,391
• Equity at exit: $20,651

10-year hold

• IRR: 15.1%
• Equity multiple: 2.19×
• Total profit: $46,234
• Equity at exit: $11,975

Cash invested: $38,780 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$726
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $516

Break-even live

Break-even rent $1,072

Max offer price $138,500

Occupancy floor 65%

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: $34,625
• Closing costs: $4,155
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3822 Pall Mall Rd Baltimore, MD	3.0	1.5	1320	$1,875	$1.42	44d	1	0.36mi
3632 Parkdale Ave Baltimore, MD	3.0	1.0	1400	$3,000	$2.14	44d	1	0.46mi
2078 Druid Park Dr Baltimore, MD	2.0	3.0	1500	$2,500	$1.67	44d	1	0.47mi
2078 Druid Park Dr Unit 4 Baltimore, MD	2.0	2.5	1500	$2,500	$1.67	44d	1	0.47mi
2080 Rockrose Ave Unit 2080-201 Baltimore, MD	2.0	2.0	1080	$2,100	$1.94	24d	1	0.51mi
2910 Reisterstown Rd Baltimore, MD	1.0–3.0	1.0	950	$1,414	$1.49	15d	4	0.52mi
2908 Reisterstown Rd Baltimore, MD	2.0	1.0	750	$1,299	$1.73	44d	1	0.52mi
2906 Reisterstown Rd Baltimore, MD	2.0	1.0	750	$1,299	$1.73	44d	1	0.53mi
2415 Loyola Southway Baltimore, MD	3.0	1.5	1200	$2,033	$1.69	44d	1	0.62mi
4008 Hilton Rd Unit 1st Fl Baltimore, MD	2.0	1.0	750	$1,295	$1.73	44d	1	0.67mi
4037 Edgewood Rd Unit 1 Baltimore, MD	2.0	1.0	726	$1,100	$1.52	44d	1	0.67mi
2619 Loyola Northway Baltimore, MD	3.0	2.0	1400	$1,995	$1.43	24d	1	0.77mi
4230 Towanda Ave Baltimore, MD	3.0	2.0	1400	$1,800	$1.29	18d	1	0.81mi
1606 Gwynns Falls Pkwy Baltimore, MD	2.0	1.0	748	$1,200	$1.60	24d	1	0.83mi
3401 Woodbrook Ave Unit 1 Baltimore, MD	3.0	1.0	900	$1,199	$1.33	24d	1	0.83mi
2601 Fairview Ave Baltimore, MD	2.0	1.0	700	$1,099	$1.57	44d	1	0.84mi
2454 W Cold Spring Ln Baltimore, MD	3.0	1.0	1200	$1,650	$1.38	24d	1	0.86mi
1527 W 36th St Unit 2ND FLOOR Baltimore, MD	2.0	1.0	1200	$1,600	$1.33	44d	1	0.87mi
2330 Bryant Ave Unit 4 Baltimore, MD	2.0	1.0	950	$1,500	$1.58	20d	1	0.90mi
2915 Oakford Ave Baltimore, MD	3.0	2.0	1102	$1,600	$1.45	18d	1	0.94mi
2530 Edgecombe Cir N Baltimore, MD	2.0–3.0	1.0	920	$1,325	$1.44	2d	4	0.95mi
2301 Whittier Ave Unit 3 Baltimore, MD	2.0	2.0	1104	$1,650	$1.49	44d	1	0.99mi
2301 Whittier Ave Unit 1 Baltimore, MD	2.0	1.0	1104	$1,400	$1.27	44d	1	0.99mi
2301 Whittier Ave Unit 2 Baltimore, MD	2.0	2.0	1104	$1,400	$1.27	44d	1	0.99mi
2824 Edgecombe Cir S Baltimore, MD	2.0	2.0	950	$1,475	$1.55	22d	1	1.00mi
3534 Poole St Unit 1 Baltimore, MD	3.0	2.0	1450	$2,600	$1.79	24d	1	1.00mi
2231 Orem Ave Baltimore, MD	3.0	1.5	1140	$1,750	$1.54	17d	1	1.02mi
3001 Carlisle Ave Baltimore, MD	3.0	1.0	1024	$1,300	$1.27	44d	1	1.03mi
2738 N Longwood St Baltimore, MD	3.0	1.0	1024	$1,399	$1.37	44d	1	1.03mi
3508 Grantley Rd Baltimore, MD	2.0	1.0	1250	$1,350	$1.08	24d	1	1.05mi
4412 La Plata Ave Baltimore, MD	1.0–2.0	1.0	650	$1,534	$2.36	2d	12	1.07mi
2742 N Rosedale St Baltimore, MD	3.0	1.0	1024	$1,350	$1.32	44d	2	1.08mi
2001 W Cold Spring Ln Baltimore, MD	1.0–3.0	1.0–2.0	1154	$3,505	$3.04	2d	31	1.09mi
1201 Union Ave Baltimore, MD	3.0	2.0	1410	$2,575	$1.83	44d	1	1.11mi
3028 Hanlon Ave Baltimore, MD	3.0	2.0	1200	$1,711	$1.43	24d	1	1.15mi
4032 Falls Rd Unit 2 Baltimore, MD	2.0	1.0	1040	$1,650	$1.59	44d	1	1.15mi
4032 Falls Rd Baltimore, MD	2.0	1.0	1040	$1,645	$1.58	44d	1	1.15mi
4411 Falls Bridge Dr Unit L Baltimore, MD	2.0	1.0	700	$1,395	$1.99	44d	1	1.16mi
4714 Greenspring Ave Baltimore, MD	2.0	1.0	890	$1,295	$1.46	44d	1	1.17mi
4119 Falls Rd Baltimore, MD	3.0	1.5	1316	$2,500	$1.90	44d	1	1.18mi

Listing history 23 events

1. 2026-06-18
   days on market $138,500 Active 99 DOM
2. 2026-06-17
   days on market $138,500 Active 98 DOM
3. 2026-06-16
   days on market $138,500 Active 97 DOM
4. 2026-06-15
   days on market $138,500 Active 96 DOM
5. 2026-06-13
   remarks 558-char remark
6. 2026-06-13
   days on market $138,500 Active 94 DOM
7. 2026-06-09
   days on market $138,500 Active 90 DOM
8. 2026-06-08
   days on market $138,500 Active 89 DOM
9. 2026-06-07
   days on market $138,500 Active 88 DOM
10. 2026-06-04
    days on market $138,500 Active 85 DOM
11. 2026-06-03
    days on market $138,500 Active 84 DOM
12. 2026-06-02
    days on market $138,500 Active 83 DOM
13. 2026-06-01
    days on market $138,500 Active 82 DOM
14. 2026-05-31
    days on market $138,500 Active 81 DOM
15. 2026-04-21
    price $139,000 472-char remark

    Show marketing remark (472 chars)

    Quiet cul-de-sac near Druid Hill Park, blocks from TV Hill and Woodberry. Central air conditioning. White oak hardwood flooring on the main level. Separate dining room. Ceramic tile in kitchen and bathrooms. Partially finished basement with half-bath, family room, stacked washer/dryer, sump pump and French drain. Recently updated electrical, plumbing, framing, and duct work. Fenced yard. This property is being sold strictly As-Is. Short-term owner financing available.

16. 2026-03-12
    listed $149,000 Active 472-char remark

    Show marketing remark (472 chars)

    Quiet cul-de-sac near Druid Hill Park, blocks from TV Hill and Woodberry. Central air conditioning. White oak hardwood flooring on the main level. Separate dining room. Ceramic tile in kitchen and bathrooms. Partially finished basement with half-bath, family room, stacked washer/dryer, sump pump and French drain. Recently updated electrical, plumbing, framing, and duct work. Fenced yard. This property is being sold strictly As-Is. Short-term owner financing available.

17. 2009-09-02
    historical
18. 2009-09-02
    historical
19. 2009-07-24
    price
20. 2009-02-20
    listed
21. 2009-02-19
    listed $129,900
22. 2008-09-11
    soldstatus $22,500
23. 1994-11-28
    soldstatus $325

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $1,131 · $94/mo
• Expected delta: +$379/yr (+$32/mo · 50.4%)

ⓘ 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) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 14 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: $20,706
• − Mortgage interest: −$7,758
• − Property taxes: −$752
• − Insurance: −$692
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$4,029
• Taxable income: $4,161
• Est. tax owed @ 24.0%: −$999
• After-tax cash flow: $5,199/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

+517.8% since first listed

9 events — show timeline

• 2026-04-21 Price Changed $139,000 BRIGHT MLS
• 2026-03-12 Listed $149,000 BRIGHT MLS
• 2009-09-02 Delisted — MRIS
• 2009-09-02 Listing Removed — BRIGHT MLS
• 2009-07-24 Price Changed — MRIS
• 2009-02-20 Listed — MRIS
• 2009-02-19 Listed $129,900 BRIGHT MLS
• 2008-09-11 Sold (Public Records) $22,500 Public Records
• 1994-11-28 Sold (Public Records) $325 Public Records

Property tax history

+17.0%/yr

Latest (2025): $752 · +0.0% YoY. Source: county tax records.