1612 E 25th St · Baltimore, MD 21213

$150,000

3 bd · 1.0 ba · 625 sqft · Townhouse public records · 253 Days on market

Built 1920 $240/sqft · 127% above area Est $127k · 18% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Appreciation +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Baltimore growing neighborhood Clifton Park Great investment

Key facts

• Built 1920
• Listed 253 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 (+5.2%/yr); 319 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 44% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $185 of equity ($1k loan paydown + $-852 appreciation (-0.6% local appreciation)).
• Baltimore County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.6% appreciation + 5.2% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 17y ago; this cycle's ask has dropped $50k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $150k implies a 340% 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 days. Have you received any prior offers? Is the seller open to a 12% 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: 11.04%
• Cash-on-cash: 16.96%
• DSCR: 1.75
• GRM: 6.7

CMA / ARV

• ARV (median comp): $126,630
• List price: $150,000
• Delta: 18.46%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-0.57% appreciation · 5.25% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 1.80×
• Total profit: $33,714
• Equity at exit: $39,344

10-year hold

• IRR: 23.4%
• Equity multiple: 3.66×
• Total profit: $111,666
• Equity at exit: $44,050

Cash invested: $42,000 (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 21213

• Home prices YoY: -0.1%
• Rents YoY: 5.2%
• Active inventory: 319
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,868 high
• Mortgage (P&I): −$787
• Tax from tax record: −$33 /mo · $399/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $594

Break-even live

Break-even rent $1,117

Max offer price $150,000

Occupancy floor 63%

Sensitivity live

Price	-10% $678	-5% $636	+0% $594	+5% $551	+10% $509
Rent	-10% $446	-5% $520	+0% $594	+5% $667	+10% $741
Rate	-1.0pp $669	-0.5pp $632	base $594	+0.5pp $555	+1.0pp $515

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3221 The Alameda Unit 2 Baltimore, MD	2.0	1.0	750	$1,200	$1.60	25d	1	0.75mi
2821 Mathews St Unit 27-668 Baltimore, MD	2.0	1.0	730	$1,050	$1.44	25d	1	0.77mi
2410 E Federal St Baltimore, MD	4.0	2.0	720	$2,200	$3.06	25d	1	0.80mi
1607 Hakesley Pl Baltimore, MD	3.0	1.0	720	$1,400	$1.94	45d	1	0.85mi
2221 E Preston St Baltimore, MD	2.0	1.0	658	$1,200	$1.82	25d	1	0.91mi
1040 E 33rd St Baltimore, MD	1.0–2.0	1.0–2.0	775	$1,525	$1.97	4d	10	0.98mi
231 E North Ave Baltimore, MD	3.0	1.0	430	$1,200	$2.79	17d	3	1.03mi
1708 Latrobe St Baltimore, MD	2.0	1.0	750	$2,250	$3.00	25d	1	1.04mi
2315 St Paul St Baltimore, MD	1.0–2.0	1.0	579	$1,595	$2.75	3d	5	1.07mi
1100 Greenmount Ave Baltimore, MD	1.0–3.0	1.0–2.0	839	$2,584	$3.08	4d	1	1.20mi
3126 Guilford Ave Apt A Baltimore, MD	2.0	1.0	700	$1,770	$2.53	5d	1	1.21mi
3130 Guilford Ave Apt B Baltimore, MD	2.0	1.0	700	$1,790	$2.56	19d	1	1.21mi
1312 Guilford Ave Baltimore, MD	1.0–2.0	1.0–2.0	1040	$1,850	$1.78	45d	6	1.24mi
103 E Mt Royal Ave Baltimore, MD	1.0–3.0	1.0–2.0	850	$2,624	$3.09	3d	17	1.29mi
1301 Saint Paul St Baltimore, MD	3.0	1.0–3.0	1050	$2,399	$2.28	45d	1	1.33mi
214 E Chase St Unit 2 Baltimore, MD	2.0	1.0	600	$1,185	$1.98	45d	1	1.35mi
3721 Ellerslie Ave Baltimore, MD	1.0–3.0	1.0–2.0	894	$1,603	$1.79	3d	1	1.35mi
9 E Mount Royal Ave Baltimore, MD	1.0–2.0	1.0–2.0	724	$2,495	$3.44	3d	15	1.37mi
1101 N Calvert St Baltimore, MD	2.0	1.0–2.0	910	$2,274	$2.50	3d	19	1.38mi
3501 Saint Paul St Baltimore, MD	3.0	1.0–2.5	916	$2,700	$2.95	3d	172	1.42mi
520 Somerset St Baltimore, MD	1.0–2.0	1.0–2.0	634	$1,578	$2.49	45d	1	1.45mi
1214 N Charles St Baltimore, MD	2.0	1.0–2.0	1103	$2,333	$2.11	3d	14	1.45mi
1201 W Mount Royal Ave Baltimore, MD	2.0	1.0–2.0	916	$2,894	$3.16	3d	12	1.47mi

Listing history 38 events

1. 2026-06-03
   days on market $150,000 Active 253 DOM
2. 2026-06-02
   days on market $150,000 Active 252 DOM
3. 2026-06-01
   days on market $150,000 Active 251 DOM
4. 2026-05-31
   days on market $150,000 Active 250 DOM
5. 2026-01-06
   price $150,000 60-char remark

   Show marketing remark (60 chars)

   Baltimore growing neighborhood Clifton Park Great investment

6. 2025-11-14
   price $180,000 60-char remark

   Show marketing remark (60 chars)

   Baltimore growing neighborhood Clifton Park Great investment

7. 2025-09-23
   listed $200,000 Active 60-char remark

   Show marketing remark (60 chars)

   Baltimore growing neighborhood Clifton Park Great investment

8. 2023-03-14
   soldstatus $34,100 Closed 570-char remark

   Show marketing remark (570 chars)

   ONLINE AUCTION: Bidding begins 12/7/2022 @ 10:00 AM. Bidding ends 12/9/2022 @ 11:40 AM. List Price is Suggested Opening Bid. Deposit: $5,000. 2 Story, Porch-front Townhome in the Darley Park area. Only Blocks to Many Attractions including Clifton Park, Clifton Park Golf Course & Coldstream Park. Just minutes to The Johns Hopkins University Homewood Campus, Baltimore Museum of Art, Union Memorial Hospital, As well as the many shops, restaurants, & small businesses located in Charles Village. Easy access to Major Traffic Artery, MD Route 147, Harford Rd.

9. 2022-12-12
   status Pending 570-char remark

   Show marketing remark (570 chars)

   ONLINE AUCTION: Bidding begins 12/7/2022 @ 10:00 AM. Bidding ends 12/9/2022 @ 11:40 AM. List Price is Suggested Opening Bid. Deposit: $5,000. 2 Story, Porch-front Townhome in the Darley Park area. Only Blocks to Many Attractions including Clifton Park, Clifton Park Golf Course & Coldstream Park. Just minutes to The Johns Hopkins University Homewood Campus, Baltimore Museum of Art, Union Memorial Hospital, As well as the many shops, restaurants, & small businesses located in Charles Village. Easy access to Major Traffic Artery, MD Route 147, Harford Rd.

10. 2022-11-30
    listed $15,000 Active 570-char remark

    Show marketing remark (570 chars)

    ONLINE AUCTION: Bidding begins 12/7/2022 @ 10:00 AM. Bidding ends 12/9/2022 @ 11:40 AM. List Price is Suggested Opening Bid. Deposit: $5,000. 2 Story, Porch-front Townhome in the Darley Park area. Only Blocks to Many Attractions including Clifton Park, Clifton Park Golf Course & Coldstream Park. Just minutes to The Johns Hopkins University Homewood Campus, Baltimore Museum of Art, Union Memorial Hospital, As well as the many shops, restaurants, & small businesses located in Charles Village. Easy access to Major Traffic Artery, MD Route 147, Harford Rd.

11. 2020-01-15
    soldstatus $16,500 Closed
12. 2019-12-11
    status Pending
13. 2019-11-13
    listed $10,000 Active
14. 2018-03-30
    soldstatus $20,000 Sold
15. 2018-03-30
    soldstatus $20,000 Closed
16. 2018-03-03
    status Pending
17. 2018-03-02
    status Contract
18. 2017-07-13
    price $38,000
19. 2017-06-15
    listed $20,000 Active
20. 2017-06-15
    listed $38,000 Active
21. 2014-09-18
    historical
22. 2014-09-18
    historical
23. 2014-03-09
    price
24. 2014-02-26
    listed Active
25. 2014-02-26
    listed $62,550
26. 2011-01-01
    historical
27. 2011-01-01
    historical
28. 2010-05-02
    status Active
29. 2010-05-01
    historical Expired
30. 2010-03-26
    price
31. 2010-02-02
    status Active
32. 2010-02-01
    historical Expired
33. 2009-12-15
    listed Active
34. 2009-12-15
    listed $59,000
35. 2009-02-02
    soldstatus $25,000
36. 2006-11-20
    soldstatus $25,000
37. 1985-06-05
    soldstatus $126,000
38. 1983-07-19
    soldstatus $7,650

ⓘ 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: $399 · $33/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$618/yr (+$51/mo · 154.7%)

ⓘ 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 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 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,419
• − Mortgage interest: −$8,402
• − Property taxes: −$399
• − Insurance: −$750
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$4,364
• Taxable income: $4,917
• Est. tax owed @ 24.0%: −$1,180
• After-tax cash flow: $5,943/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): 28,058
• Household income: $51,344
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 1868.0

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 (86%)
• Race & ethnicity: Black 86% White 6% Hispanic / Latino 4% Two or more races 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -0.57%
• Current HPI: 427.4453
• Rent YoY: ▲ 5.25%
• 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

+1860.8% since first listed

34 events — show timeline

• 2026-01-06 Price Changed $150,000 ForSaleByOwner.com
• 2025-11-14 Price Changed $180,000 ForSaleByOwner.com
• 2025-09-23 Listed $200,000 ForSaleByOwner.com
• 2023-03-14 Sold (MLS) $34,100 BRIGHT MLS
• 2022-12-12 Pending — BRIGHT MLS
• 2022-11-30 Listed $15,000 BRIGHT MLS
• 2020-01-15 Sold (MLS) $16,500 BRIGHT MLS
• 2019-12-11 Pending — BRIGHT MLS
• 2019-11-13 Listed $10,000 BRIGHT MLS
• 2018-03-30 Sold (MLS) $20,000 BRIGHT MLS
• 2018-03-30 Sold (MLS) $20,000 MRIS
• 2018-03-03 Pending — BRIGHT MLS
• 2018-03-02 Pending — MRIS
• 2017-07-13 Price Changed $38,000 MRIS
• 2017-06-15 Listed $20,000 MRIS
• 2017-06-15 Listed $38,000 BRIGHT MLS
• 2014-09-18 Delisted — MRIS
• 2014-09-18 Listing Removed — BRIGHT MLS
• 2014-03-09 Price Changed — MRIS
• 2014-02-26 Listed — MRIS
• 2014-02-26 Listed $62,550 BRIGHT MLS
• 2011-01-01 Delisted — MRIS
• 2011-01-01 Listing Removed — BRIGHT MLS
• 2010-05-02 Relisted — MRIS
• 2010-05-01 Delisted — MRIS
• 2010-03-26 Price Changed — MRIS
• 2010-02-02 Relisted — MRIS
• 2010-02-01 Delisted — MRIS
• 2009-12-15 Listed — MRIS
• 2009-12-15 Listed $59,000 BRIGHT MLS
• 2009-02-02 Sold (Public Records) $25,000 Public Records
• 2006-11-20 Sold (Public Records) $25,000 Public Records
• 1985-06-05 Sold (Public Records) $126,000 Public Records
• 1983-07-19 Sold (Public Records) $7,650 Public Records

Property tax history

+0.5%/yr

Latest (2025): $399 · +0.0% YoY. Source: county tax records.