2217 Riggs Ave · Baltimore, MD 21216

$155,000

2 bd · 1.0 ba · 980 sqft · Townhouse public records · 94 Days on market

Built 1920 1,320 sqft lot $158/sqft · 51% above area

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.6/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2217 Riggs Avenue, a beautifully updated brick townhome in the Bridgeview–Greenlawn neighborhood of Baltimore. This 2-bedroom, 1.5-bath home offers 980 square feet of above-grade living space, featuring modern finishes and classic charm. The main level boasts an open-concept living and dining area with updated flooring, recessed lighting, and a conveniently located half bathroom. The renovated kitchen is equipped with granite countertops, stainless steel appliances, and contemporary cabinetry—perfect for everyday living and entertaining. Upstairs, you'll find two spacious bedrooms and a full bathroom with tasteful updates. The lower level provides clean, unfinished space ideal for storage, laundry, or future expansion. Located near Franklintown Park, public transportation, and local amenities, this move-in-ready home is ideal for first-time buyers or investors looking for quality and value in a growing area. Schedule your showing today and make this Baltimore gem yours.

Key facts

• Renovated kitchen
• Granite countertops
• Built 1920

Tags

• UPDATED BRICK TOWNHOME
• RENOVATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CONTEMPORARY CABINETRY
• NEAR FRANKLINTOWN PARK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (4.3% below list).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 fast (+6.1%/yr); 252 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); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 42% of the median local income ($42k/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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $55k; list at $155k implies a 182% 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: 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 $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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: 0.96% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

• ARV (median comp): $102,322
• List price: $155,000
• Delta: 51.48%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2507 Riggs Ave	0.25mi	2/1.0	896 (-9%)	4mo	$45,100	$50	71
910 N Dukeland St	0.57mi	2/1.0	960 (-2%)	4mo	$31,000	$32	66
2511 Riggs Ave	0.26mi	3/1.0 (+1)	896 (-9%)	7mo	$116,500	$130	63
2534 W Franklin St	0.55mi	3/1.0 (+1)	928 (-5%)	5mo	$24,000	$26	56
1541 N Pulaski St	0.41mi	3/1.0 (+1)	1,100 (+12%)	3mo	$115,000	$105	53
1635 N Warwick Ave N	0.51mi	3/1.5 (+1)	1,064 (+9%)	5mo	$70,000	$66	51
2863 W Lanvale St	0.69mi	2/1.0	864 (-12%)	3mo	$56,000	$65	46
1552 N Fulton Ave	0.52mi	3/1.0 (+1)	1,113 (+14%)	4mo	$125,000	$112	45
1705 N Payson St	0.54mi	3/1.5 (+1)	1,100 (+12%)	5mo	$38,000	$35	44
2727 Baker St	0.61mi	3/1.0 (+1)	1,116 (+14%)	3mo	$125,000	$112	41
1214 N Woodyear St	0.71mi	3/2.0 (+1)	1,080 (+10%)	5mo	$68,500	$63	36
1201 N Calhoun St	0.69mi	3/2.5 (+1)	1,080 (+10%)	5mo	$102,000	$94	36

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 · 6.1% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.82×
• Total profit: $-7,688
• Equity at exit: $23,111

10-year hold

• IRR: 8.1%
• Equity multiple: 1.70×
• Total profit: $30,357
• Equity at exit: $13,402

Cash invested: $43,400 (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 21216

• Rents YoY: 6.1%
• Active inventory: 252
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$813
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $199

Break-even live

Break-even rent $1,231

Max offer price $155,000

Occupancy floor 82%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2301 Riggs Ave Baltimore, MD	3.0	2.0	1072	$1,600	$1.49	23d	1	0.07mi
1617 Moreland Ave Baltimore, MD	2.0	1.0	900	$1,450	$1.61	23d	1	0.43mi
1722 N Monroe St Baltimore, MD	3.0	1.5	1000	$1,350	$1.35	23d	1	0.57mi
1729 N Fulton Ave Baltimore, MD	3.0	2.0	1081	$1,795	$1.66	43d	1	0.64mi
1930 N Payson St Baltimore, MD	2.0	2.0	980	$1,500	$1.53	23d	1	0.68mi
1534 N Stricker St Baltimore, MD	2.0	1.5	900	$1,475	$1.64	14d	1	0.69mi
1614 N Calhoun St Baltimore, MD	2.0	1.0	950	$1,300	$1.37	43d	1	0.69mi
1645 N Calhoun St Apt 202 Baltimore, MD	2.0	1.0	650	$1,199	$1.84	43d	1	0.71mi
1339 W Lafayette Ave #1 Baltimore, MD	2.0	2.0	700	$1,600	$2.29	12d	1	0.72mi
2636 W North Ave Baltimore, MD	2.0–3.0	1.0–2.0	975	$1,300	$1.33	4d	1	0.73mi
1744 W North Ave Unit 3R Baltimore, MD	1.0	1.0	650	$900	$1.38	43d	1	0.73mi
1624 Westwood Ave Baltimore, MD	3.0	2.0	1000	$1,900	$1.90	43d	1	0.73mi
1562 N Woodyear St Baltimore, MD	2.0	1.5	788	$1,325	$1.68	23d	1	0.74mi
1346 N Carey St Baltimore, MD	2.0	1.5	1100	$1,500	$1.36	43d	1	0.78mi
1315 Harlem Ave Unit B Baltimore, MD	2.0	1.0	900	$1,425	$1.58	23d	1	0.78mi
1315 Harlem Ave Unit C Baltimore, MD	2.0	1.0	900	$1,425	$1.58	43d	1	0.78mi
62 N Gorman Ave Baltimore, MD	3.0	2.0	1100	$2,500	$2.27	17d	1	0.82mi
2614 Pennsylvania Ave Baltimore, MD	1.0–3.0	1.0–2.0	982	$876	$0.89	4d	4	0.85mi
1042 Ellicott Dr Baltimore, MD	2.0	1.0	900	$1,450	$1.61	43d	1	0.86mi
2636 Pennsylvania Ave Baltimore, MD	1.0–2.0	1.0	846	$956	$1.13	23d	4	0.87mi
910 N Arlington Ave Unit 1 Baltimore, MD	1.0	1.0	551	$999	$1.81	17d	1	0.91mi
1918 W Baltimore St Baltimore, MD	2.0–3.0	1.0–2.0	857	$1,375	$1.60	43d	1	0.92mi
3003 W North Ave Baltimore, MD	1.0–2.0	1.0	841	$935	$1.11	2d	3	0.96mi
1515 Retreat St Baltimore, MD	3.0	2.0	1098	$1,800	$1.64	23d	1	0.96mi
3127 Baker St Baltimore, MD	3.0	1.0	1000	$1,300	$1.30	43d	1	0.97mi
1507 Retreat St Unit 1 Baltimore, MD	3.0	3.0	1098	$2,500	$2.28	43d	1	0.98mi
1719 Pennsylvania Ave Baltimore, MD	1.0	1.0	540	$1,200	$2.22	17d	1	0.99mi
2516 Hollins St Baltimore, MD	3.0	2.0	1100	$1,700	$1.55	43d	1	1.00mi
2028 Druid Hill Ave Unit 2 Baltimore, MD	1.0	1.0	657	$1,199	$1.82	43d	1	1.02mi
2143 Druid Hill Ave Unit 2 Baltimore, MD	2.0	1.0	915	$1,400	$1.53	43d	1	1.03mi
2826 Windsor Ave Unit A5 Baltimore, MD	1.0	1.0	600	$999	$1.67	23d	1	1.04mi
2433 Druid Hill Ave Baltimore, MD	2.0	2.5	1092	$1,999	$1.83	43d	1	1.05mi
1601 Frederick Ave Unit 3 Baltimore, MD	2.0	1.0	1050	$1,050	$1.00	4d	1	1.05mi
2449 Druid Hill Ave Baltimore, MD	2.0	1.0	1100	$1,800	$1.64	43d	1	1.05mi
28 N Norris St Baltimore, MD	1.0	2.0	700	$1,450	$2.07	43d	1	1.05mi
2301 Whittier Ave Unit 1 Baltimore, MD	2.0	1.0	1104	$1,400	$1.27	43d	1	1.08mi
2301 Whittier Ave Unit 3 Baltimore, MD	2.0	2.0	1104	$1,650	$1.49	43d	1	1.08mi
2301 Whittier Ave Unit 2 Baltimore, MD	2.0	2.0	1104	$1,400	$1.27	43d	1	1.08mi
1847 Druid Hill Ave Unit B Baltimore, MD	1.0	1.0	600	$1,250	$2.08	43d	1	1.09mi
2037 McCulloh St Unit 3 Baltimore, MD	2.0	2.0	937	$1,650	$1.76	17d	1	1.09mi

Listing history 26 events

1. 2026-06-18
   days on market $155,000 Active 94 DOM
2. 2026-06-17
   days on market $155,000 Active 93 DOM
3. 2026-06-16
   days on market $155,000 Active 92 DOM
4. 2026-06-15
   days on market $155,000 Active 91 DOM
5. 2026-06-13
   days on market $155,000 Active 89 DOM
6. 2026-06-09
   days on market $155,000 Active 85 DOM
7. 2026-06-08
   days on market $155,000 Active 84 DOM
8. 2026-06-07
   days on market $155,000 Active 83 DOM
9. 2026-06-04
   days on market $155,000 Active 80 DOM
10. 2026-06-03
    days on market $155,000 Active 79 DOM
11. 2026-06-02
    days on market $155,000 Active 78 DOM
12. 2026-06-01
    days on market $155,000 Active 77 DOM
13. 2026-05-31
    days on market $155,000 Active 76 DOM
14. 2026-03-16
    listed $155,000 Active 1007-char remark

    Show marketing remark (1007 chars)

    Welcome to 2217 Riggs Avenue, a beautifully updated brick townhome in the Bridgeview–Greenlawn neighborhood of Baltimore. This 2-bedroom, 1.5-bath home offers 980 square feet of above-grade living space, featuring modern finishes and classic charm. The main level boasts an open-concept living and dining area with updated flooring, recessed lighting, and a conveniently located half bathroom. The renovated kitchen is equipped with granite countertops, stainless steel appliances, and contemporary cabinetry—perfect for everyday living and entertaining. Upstairs, you'll find two spacious bedrooms and a full bathroom with tasteful updates. The lower level provides clean, unfinished space ideal for storage, laundry, or future expansion. Located near Franklintown Park, public transportation, and local amenities, this move-in-ready home is ideal for first-time buyers or investors looking for quality and value in a growing area. Schedule your showing today and make this Baltimore gem yours.

15. 2026-01-30
    historical
16. 2025-11-02
    status Active
17. 2025-10-31
    historical
18. 2025-10-27
    price $155,000
19. 2025-09-10
    price $160,000
20. 2025-07-16
    price $170,000
21. 2025-06-23
    listed $180,000 Active
22. 2024-04-02
    historical
23. 2024-02-25
    price $199,990
24. 2024-01-11
    listed $210,000 Active
25. 2024-01-07
    historical
26. 2023-08-15
    soldstatus $55,000

ⓘ 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: $1,137 · $95/mo
• Projected year-2 tax: $1,413 · $118/mo
• Expected delta: +$276/yr (+$23/mo · 24.3%)

ⓘ 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 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: $17,795
• − Mortgage interest: −$8,682
• − Property taxes: −$1,137
• − Insurance: −$775
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$4,509
• Taxable loss: −$155
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $2,430/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): 29,426
• Household income: $42,031
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 2264.0

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 (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 4% Two or more races 3% White 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -107.42%
• Current HPI: 164.3933
• Rent YoY: ▲ 6.10%
• 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

+181.8% since first listed

13 events — show timeline

• 2026-03-16 Listed $155,000 BRIGHT MLS
• 2026-01-30 Listing Removed — BRIGHT MLS
• 2025-11-02 Relisted — BRIGHT MLS
• 2025-10-31 Listing Removed — BRIGHT MLS
• 2025-10-27 Price Changed $155,000 BRIGHT MLS
• 2025-09-10 Price Changed $160,000 BRIGHT MLS
• 2025-07-16 Price Changed $170,000 BRIGHT MLS
• 2025-06-23 Listed $180,000 BRIGHT MLS
• 2024-04-02 Listing Removed — BRIGHT MLS
• 2024-02-25 Price Changed $199,990 BRIGHT MLS
• 2024-01-11 Listed $210,000 BRIGHT MLS
• 2024-01-07 Coming Soon — BRIGHT MLS
• 2023-08-15 Sold (Public Records) $55,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,137 · +3.6% YoY. Source: county tax records.