439 S Bentalou St · Baltimore, MD 21223

$45,000

3 bd · 1.0 ba · 1,204 sqft · Townhouse public records · 91 Days on market

Built 1920 1,204 sqft lot $37/sqft · 56% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Key facts

• Built 1920
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 33.7% 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 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).
• This rent runs 43% of the median local income ($46k/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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 17y 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.

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 $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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: 3.68% ✓
• Cap rate: 33.72%
• Cash-on-cash: 97.94%
• DSCR: 5.36
• GRM: 2.3

CMA / ARV

• ARV (median comp): $28,836
• List price: $45,000
• Delta: 56.06%
• 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
2402 Wilkens Ave	0.15mi	2/1.0 (-1)	1,092 (-9%)	0mo	$45,000	$41	72
2408 Wilkens Ave	0.16mi	3/2.0	1,092 (-9%)	2mo	$99,900	$91	71
2576 W Baltimore St W	0.53mi	3/2.0	1,200 (-0%)	2mo	$152,000	$127	68
2141 Vine St	0.55mi	2/1.0 (-1)	1,200 (-0%)	3mo	$20,000	$17	67
43 Wheeler Ave N	0.50mi	3/1.0	1,144 (-5%)	3mo	$34,000	$30	66
2544 W Fairmount Ave	0.54mi	2/1.5 (-1)	1,204 (0%)	2mo	$55,000	$46	66
2516 W Fairmount Ave	0.52mi	3/1.0	1,304 (+8%)	2mo	$30,000	$23	60
528 S Bentalou St	0.07mi	4/3.0 (+1)	1,032 (-14%)	0mo	$190,000	$184	60
1906 W Fairmount Ave	0.55mi	2/3.5 (-1)	1,200 (-0%)	3mo	$134,900	$112	56
1933 W Pratt St	0.32mi	4/— (+1)	1,365 (+13%)	2mo	$30,000	$22	56
2216 W Fayette St	0.53mi	3/1.5	1,326 (+10%)	1mo	$77,000	$58	55
1404 Lemmon St	0.73mi	3/2.0	1,100 (-9%)	1mo	$189,000	$172	47

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: —
• Equity multiple: 6.24×
• Total profit: $66,074
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 15.07×
• Total profit: $177,319
• Equity at exit: $3,891

Cash invested: $12,600 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,657 high
• Mortgage (P&I): −$236
• Tax from tax record: −$26 /mo · $315/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $1,028

Break-even live

Break-even rent $356

Max offer price $45,000

Occupancy floor 33%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 S Smallwood St Baltimore, MD	2.0	2.5	1400	$1,350	$0.96	43d	1	0.14mi
2514 Wilkens Ave Baltimore, MD	4.0	1.0	1344	$1,800	$1.34	10d	1	0.22mi
2514 Wilkens Ave Baltimore, MD	4.0	1.0	1344	$1,800	$1.34	43d	1	0.22mi
2509 Christian St Baltimore, MD	4.0	2.0	1248	$1,699	$1.36	3d	1	0.22mi
514 S Payson St Unit 2 Baltimore, MD	3.0	2.0	1264	$1,750	$1.38	43d	1	0.24mi
2540 Frederick Ave Baltimore, MD	3.0	1.0	1075	$1,400	$1.30	23d	1	0.27mi
332 S Franklintown Rd Unit 2 Baltimore, MD	2.0	1.0	776	$795	$1.02	23d	1	0.31mi
110 S Catherine St Unit 1 Baltimore, MD	2.0	1.0	1330	$1,500	$1.13	43d	1	0.32mi
2657 Lehman St Unit 1 Baltimore, MD	2.0	1.0	1056	$1,000	$0.95	43d	1	0.37mi
2671 Saint Benedict St Baltimore, MD	2.0	1.0	1144	$1,325	$1.16	43d	1	0.39mi
2225 W Baltimore St Baltimore, MD	3.0	2.5	1200	$1,600	$1.33	23d	1	0.40mi
2232 W Baltimore St Baltimore, MD	3.0	1.0	1250	$1,875	$1.50	23d	1	0.42mi
2516 Hollins St Baltimore, MD	3.0	2.0	1100	$1,700	$1.55	43d	1	0.43mi
2537 Hollins St Baltimore, MD	3.0	2.0	1200	$1,450	$1.21	23d	1	0.43mi
62 N Gorman Ave Baltimore, MD	3.0	2.0	1100	$2,500	$2.27	17d	1	0.50mi
1918 W Baltimore St Baltimore, MD	2.0–3.0	1.0–2.0	857	$1,434	$1.67	43d	1	0.50mi
1912 W Baltimore St Unit 2 Baltimore, MD	2.0	1.5	1200	$2,100	$1.75	23d	1	0.50mi
2738 Wilkens Ave Baltimore, MD	3.0	1.0	1183	$1,500	$1.27	43d	1	0.50mi
2737 Wilkens Ave Baltimore, MD	3.0	1.5	1232	$1,650	$1.34	4d	1	0.51mi
1839 W Fayette St Baltimore, MD	3.0	1.5	1426	$1,675	$1.17	23d	1	0.58mi
1635 Frederick Ave Baltimore, MD	3.0	2.0	1224	$1,850	$1.51	43d	1	0.60mi
1601 Frederick Ave Unit 3 Baltimore, MD	2.0	1.0	1050	$1,050	$1.00	4d	1	0.66mi
305 S Calhoun St Baltimore, MD	2.0	1.0	1000	$1,300	$1.30	21d	1	0.71mi
2012 W Saratoga St Baltimore, MD	3.0	1.0	1300	$1,700	$1.31	23d	1	0.71mi
1846 W Saratoga St Unit 1 Baltimore, MD	2.0	1.0	1250	$1,300	$1.04	43d	1	0.75mi
1324 W Lombard St Unit 2 Baltimore, MD	2.0	1.5	1100	$1,450	$1.32	43d	1	0.78mi
1324 W Lombard St Unit 1 Baltimore, MD	2.0	2.0	1100	$1,500	$1.36	23d	1	0.78mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,860	$1.70	4d	1	0.81mi
1315 Hollins St Unit 2 Baltimore, MD	3.0	2.0	1096	$1,950	$1.78	12d	1	0.81mi
1262 Glyndon Ave Baltimore, MD	2.0	3.0	1258	$1,850	$1.47	23d	1	0.82mi
1303 James St Baltimore, MD	2.0	1.5	1160	$1,350	$1.16	23d	1	0.83mi
1519 Penrose Ave Baltimore, MD	3.0	2.0	1200	$1,875	$1.56	43d	1	0.84mi
10 S Carey St Baltimore, MD	2.0	1.0	1140	$1,550	$1.36	23d	1	0.85mi
1101 S Carey St Baltimore, MD	2.0	2.0	1400	$1,200	$0.86	21d	1	0.85mi
1432 Carroll St Baltimore, MD	2.0	1.5	912	$1,900	$2.08	43d	1	0.87mi
104 S Carrollton Ave Baltimore, MD	3.0	4.0	1232	$2,400	$1.95	4d	1	0.87mi
1127 S Carey St Baltimore, MD	3.0	2.5	1340	$1,900	$1.42	4d	1	0.88mi
1253 Sargeant St Baltimore, MD	2.0	1.5	1200	$1,695	$1.41	23d	1	0.90mi
1215 James St Baltimore, MD	2.0	1.0	960	$1,500	$1.56	43d	1	0.90mi
2609 Lauretta Ave Baltimore, MD	3.0	1.0	1286	$1,675	$1.30	23d	1	0.91mi

Listing history 50 events

1. 2026-06-09
   days on market $45,000 Active 91 DOM
2. 2026-06-08
   days on market $45,000 Active 90 DOM
3. 2026-06-07
   days on market $45,000 Active 89 DOM
4. 2026-06-04
   days on market $45,000 Active 86 DOM
5. 2026-06-03
   days on market $45,000 Active 85 DOM
6. 2026-06-02
   days on market $45,000 Active 84 DOM
7. 2026-06-01
   days on market $45,000 Active 83 DOM
8. 2026-05-31
   days on market $45,000 Active 82 DOM
9. 2026-03-10
   listed $45,000 Active
10. 2025-11-29
    historical
11. 2025-09-04
    price $40,000
12. 2025-08-16
    price $42,000
13. 2025-07-13
    listed $49,900 Active
14. 2018-08-17
    historical
15. 2018-08-17
    historical Temporarily Off-Market
16. 2018-07-23
    price $15,000
17. 2018-07-22
    listed $17,000 Active
18. 2018-07-22
    listed Active
19. 2012-07-03
    historical Withdrawn
20. 2012-06-30
    historical
21. 2012-03-01
    status Contract
22. 2012-03-01
    historical Expired
23. 2012-01-31
    price Active
24. 2012-01-31
    status Active
25. 2012-01-27
    historical
26. 2012-01-18
    status Active
27. 2012-01-07
    historical Withdrawn
28. 2011-12-29
    price Active
29. 2011-12-29
    status Active
30. 2011-12-29
    historical
31. 2011-12-01
    price Active
32. 2011-12-01
    status Active
33. 2011-11-29
    historical Expired
34. 2011-10-31
    price
35. 2011-07-25
    listed Active
36. 2011-07-25
    listed $9,765
37. 2011-01-29
    historical Temporarily Off-Market
38. 2010-12-31
    historical
39. 2010-11-29
    listed
40. 2010-11-29
    historical
41. 2010-11-29
    listed $13,000
42. 2009-11-17
    historical Expired
43. 2009-11-17
    historical
44. 2009-08-20
    status Active
45. 2009-08-11
    historical
46. 2009-06-12
    price
47. 2009-06-11
    listed
48. 2009-06-10
    listed $89,000
49. 2006-10-27
    soldstatus $95,000
50. 1999-08-10
    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: $315 · $26/mo
• Projected year-2 tax: $403 · $34/mo
• Expected delta: +$88/yr (+$7/mo · 27.9%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,889
• − Mortgage interest: −$2,521
• − Property taxes: −$315
• − Insurance: −$225
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$1,309
• Taxable income: $12,337
• Est. tax owed @ 24.0%: −$2,961
• After-tax cash flow: $9,380/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

+157.1% since first listed

43 events — show timeline

• 2026-03-10 Listed $45,000 BRIGHT MLS
• 2025-11-29 Listing Removed — BRIGHT MLS
• 2025-09-04 Price Changed $40,000 BRIGHT MLS
• 2025-08-16 Price Changed $42,000 BRIGHT MLS
• 2025-07-13 Listed $49,900 BRIGHT MLS
• 2018-08-17 Delisted — MRIS
• 2018-08-17 Listing Removed — BRIGHT MLS
• 2018-07-23 Price Changed $15,000 BRIGHT MLS
• 2018-07-22 Listed — MRIS
• 2018-07-22 Listed $17,000 BRIGHT MLS
• 2012-07-03 Delisted — MRIS
• 2012-06-30 Listing Removed — BRIGHT MLS
• 2012-03-01 Pending — MRIS
• 2012-03-01 Delisted — MRIS
• 2012-01-31 Relisted — MRIS
• 2012-01-31 Price Changed — MRIS
• 2012-01-27 Delisted — MRIS
• 2012-01-18 Relisted — MRIS
• 2012-01-07 Delisted — MRIS
• 2011-12-29 Relisted — MRIS
• 2011-12-29 Price Changed — MRIS
• 2011-12-29 Delisted — MRIS
• 2011-12-01 Relisted — MRIS
• 2011-12-01 Price Changed — MRIS
• 2011-11-29 Delisted — MRIS
• 2011-10-31 Price Changed — MRIS
• 2011-07-25 Listed — MRIS
• 2011-07-25 Listed $9,765 BRIGHT MLS
• 2011-01-29 Delisted — MRIS
• 2010-12-31 Listing Removed — BRIGHT MLS
• 2010-11-29 Listed $13,000 BRIGHT MLS
• 2010-11-29 Delisted — MRIS
• 2010-11-29 Listed — MRIS
• 2009-11-17 Delisted — MRIS
• 2009-11-17 Listing Removed — BRIGHT MLS
• 2009-08-20 Relisted — MRIS
• 2009-08-11 Delisted — MRIS
• 2009-06-12 Price Changed — MRIS
• 2009-06-11 Listed — MRIS
• 2009-06-10 Listed $89,000 BRIGHT MLS
• 2006-10-27 Sold (Public Records) $95,000 Public Records
• 1999-08-10 Sold (Public Records) $55,000 Public Records
• 1994-10-12 Sold (Public Records) $17,500 Public Records

Property tax history

-5.3%/yr

Latest (2025): $315 · +13.6% YoY. Source: county tax records.