4013 Woodmere Ave · Baltimore, MD 21215

$113,900

3 bd · 1.5 ba · 840 sqft · Townhouse public records · 68 Days on market

Built 1951 $136/sqft · 21% below area Est $144k · 21% under

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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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Investment property, Section 8 tenant occupied, great return. Monthly rent $1,281. Property is 1 of 35 property portfolio w/ gross monthly revenues of $45,578. Ground rent to be verified by buyer. Contract listing agent for rent roll.

Key facts

• Built 1951
• Listed 68 days

🏷️ Possibly a rental listed for sale. The $113,900 price doesn't fit this home's estimated sale value (~$144,386) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $114k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $107k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 34% 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 $787 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y ago; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,066 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 1.29% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.93%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $144,386
• List price: $113,900
• Delta: -21.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4005 Woodmere Ave	0.01mi	2/1.5 (-1)	840 (0%)	10mo	$118,000	$140	87
5527 Nome Ave	0.34mi	2/1.5 (-1)	868 (+3%)	2mo	$135,000	$156	72
3318 Avondale Ave	0.53mi	2/1.5 (-1)	840 (0%)	3mo	$110,000	$131	68
4117 Sunnyside Ave	0.42mi	2/1.0 (-1)	840 (0%)	9mo	$80,000	$95	66
3317 Ingleside Ave	0.54mi	2/1.0 (-1)	840 (0%)	9mo	$83,000	$99	61
4926 Edgemere Ave	0.66mi	3/1.0	875 (+4%)	10mo	$98,000	$112	52

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: 3.5%
• Equity multiple: 1.13×
• Total profit: $4,287
• Equity at exit: $16,983

10-year hold

• IRR: 12.5%
• Equity multiple: 1.96×
• Total profit: $30,685
• Equity at exit: $9,848

Cash invested: $31,892 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$597
• Tax from tax record: −$147 /mo · $1,766/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $370

Break-even live

Break-even rent $1,002

Max offer price $113,900

Occupancy floor 70%

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: $28,475
• Closing costs: $3,417
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5343 Nelson Ave Baltimore, MD	2.0	1.0	1000	$1,215	$1.22	23d	1	0.10mi
3702 Hayward Ave Baltimore, MD	3.0	1.0	640	$1,695	$2.65	23d	1	0.19mi
5447 Park Heights Ave Baltimore, MD	2.0	1.0	663	$950	$1.43	16d	1	0.37mi
5000 Litchfield Ave #1 Baltimore, MD	2.0	1.0	1100	$1,100	$1.00	43d	1	0.41mi
3908 Groveland Ave Apt F Baltimore, MD	2.0	1.0	815	$1,695	$2.08	43d	1	0.42mi
5301 Maple Ave Baltimore, MD	3.0	1.0	960	$1,700	$1.77	43d	1	0.55mi
3904 Penhurst Ave Baltimore, MD	2.0	1.0	760	$1,175	$1.55	43d	1	0.59mi
3735 Manchester Ave Baltimore, MD	2.0	1.0	1000	$1,350	$1.35	4d	1	0.61mi
4010 Fernhill Ave Unit 2 Baltimore, MD	2.0	1.0	1100	$1,500	$1.36	43d	1	0.63mi
3016 Thorndale Ave Baltimore, MD	1.0–3.0	1.0	700	$1,200	$1.71	4d	14	0.84mi
5115 Pembridge Ave Baltimore, MD	3.0	2.0	1088	$2,150	$1.98	43d	1	0.88mi
4016 N Rogers Ave Baltimore, MD	2.0	1.0	717	$1,195	$1.67	43d	1	0.93mi
4008 Fordleigh Rd Baltimore, MD	1.0–2.0	1.0	695	$1,305	$1.88	4d	6	0.94mi
3727 Milford Ave Gwynn Oak, MD	3.0	1.0	900	$1,450	$1.61	43d	1	1.02mi
5902 Cross Country Blvd Baltimore, MD	1.0–2.0	1.0–2.0	785	$1,699	$2.16	4d	6	1.06mi
5902 Cross Country Blvd Baltimore, MD	2.0	2.0	720	$1,575	$2.19	23d	1	1.06mi
3638 Fords Ln Baltimore, MD	2.0	2.0	1001	$1,795	$1.79	43d	1	1.08mi
3617 Mohawk Ave Baltimore, MD	2.0	1.0	1000	$1,595	$1.59	43d	1	1.10mi
3615 Mohawk Ave Gwynn Oak, MD	2.0	1.0	1000	$1,610	$1.61	43d	1	1.10mi
3701 Garrison Blvd Unit 3 Baltimore, MD	2.0	1.0	820	$1,399	$1.71	23d	1	1.15mi
3601 Howard Park Ave Unit 2 Baltimore, MD	3.0	1.0	1000	$1,650	$1.65	43d	1	1.17mi
3705 Midheights Rd Baltimore, MD	3.0	1.5	1024	$1,900	$1.86	23d	1	1.17mi
2432 Everton Rd Unit 2435 A Baltimore, MD	2.0	1.5	1000	$1,500	$1.50	23d	1	1.21mi
3600 Garrison Blvd Apt T1 Baltimore, MD	2.0	1.0	800	$1,125	$1.41	3d	1	1.21mi
3600 Garrison Blvd Unit T2 Baltimore, MD	2.0	1.0	750	$1,149	$1.53	23d	1	1.21mi
4910 Poe Ave Unit 2 Baltimore, MD	2.0	1.0	750	$990	$1.32	23d	1	1.23mi
3809 Clarks Ln Unit 301 Baltimore, MD	2.0	2.0	1057	$1,600	$1.51	23d	1	1.24mi
2915 Oakford Ave Baltimore, MD	3.0	2.0	1102	$1,600	$1.45	17d	1	1.27mi
4936 Lanier Ave Baltimore, MD	1.0–2.0	1.0	750	$1,370	$1.83	3d	5	1.30mi
2824 Edgecombe Cir S Baltimore, MD	2.0	2.0	950	$1,475	$1.55	21d	1	1.32mi
3915 Liberty Heights Ave Gwynn Oak, MD	1.0–2.0	1.0–2.0	680	$1,345	$1.98	12d	5	1.33mi
5801 Western Run Dr Baltimore, MD	3.0	1.0–2.0	835	$1,979	$2.37	2d	7	1.34mi
3601 Parkview Ave Gwynn Oak, MD	2.0	1.0	849	$1,412	$1.66	3d	6	1.37mi
3607 Labyrinth Rd Baltimore, MD	1.0–3.0	1.0–2.0	925	$2,100	$2.27	19d	5	1.39mi
4037 Edgewood Rd Unit 1 Baltimore, MD	2.0	1.0	726	$1,100	$1.52	43d	1	1.39mi
4714 Greenspring Ave Baltimore, MD	2.0	1.0	890	$1,295	$1.46	43d	1	1.40mi
2709-2715 Hanson Ave Unit 2709-2A Baltimore, MD	2.0	1.0	800	$1,450	$1.81	43d	1	1.42mi
2709-2715 Hanson Ave Unit 2711B-2A Baltimore, MD	2.0	1.0	800	$1,495	$1.87	43d	1	1.42mi
2709 Hanson Ave Baltimore, MD	1.0–2.0	1.0	725	$1,495	$2.06	14d	7	1.43mi
4008 Hilton Rd Unit 1st Fl Baltimore, MD	2.0	1.0	750	$1,295	$1.73	43d	1	1.43mi

Listing history 44 events

1. 2026-06-18
   days on market $113,900 Active 68 DOM
2. 2026-06-17
   days on market $113,900 Active 67 DOM
3. 2026-06-16
   days on market $113,900 Active 66 DOM
4. 2026-06-15
   days on market $113,900 Active 65 DOM
5. 2026-06-13
   days on market $113,900 Active 63 DOM
6. 2026-06-09
   days on market $113,900 Active 59 DOM
7. 2026-06-08
   days on market $113,900 Active 58 DOM
8. 2026-06-07
   days on market $113,900 Active 57 DOM
9. 2026-06-04
   days on market $113,900 Active 54 DOM
10. 2026-06-03
    days on market $113,900 Active 53 DOM
11. 2026-06-02
    days on market $113,900 Active 52 DOM
12. 2026-06-01
    days on market $113,900 Active 51 DOM
13. 2026-05-31
    days on market $113,900 Active 50 DOM
14. 2026-04-11
    listed $119,900 Active
15. 2023-03-10
    soldstatus $2,010,000
16. 2018-10-02
    historical 235-char remark

    Show marketing remark (235 chars)

    Investment property, Section 8 tenant occupied, great return. Monthly rent $1,281. Property is 1 of 35 property portfolio w/ gross monthly revenues of $45,578. Ground rent to be verified by buyer. Contract listing agent for rent roll.

17. 2018-09-28
    soldstatus $76,060 Closed 235-char remark

    Show marketing remark (235 chars)

    Investment property, Section 8 tenant occupied, great return. Monthly rent $1,281. Property is 1 of 35 property portfolio w/ gross monthly revenues of $45,578. Ground rent to be verified by buyer. Contract listing agent for rent roll.

18. 2018-09-28
    soldstatus $76,060 Sold

    Show marketing remark (235 chars)

    Investment property, Section 8 tenant occupied, great return. Monthly rent $1,281. Property is 1 of 35 property portfolio w/ gross monthly revenues of $45,578. Ground rent to be verified by buyer. Contract listing agent for rent roll.

19. 2018-07-28
    status Pending 235-char remark

    Show marketing remark (235 chars)

    Investment property, Section 8 tenant occupied, great return. Monthly rent $1,281. Property is 1 of 35 property portfolio w/ gross monthly revenues of $45,578. Ground rent to be verified by buyer. Contract listing agent for rent roll.

20. 2018-07-28
    status Contract

    Show marketing remark (235 chars)

    Investment property, Section 8 tenant occupied, great return. Monthly rent $1,281. Property is 1 of 35 property portfolio w/ gross monthly revenues of $45,578. Ground rent to be verified by buyer. Contract listing agent for rent roll.

21. 2018-04-15
    historical
22. 2018-04-14
    listed $76,860 Active 235-char remark

    Show marketing remark (235 chars)

    Investment property, Section 8 tenant occupied, great return. Monthly rent $1,281. Property is 1 of 35 property portfolio w/ gross monthly revenues of $45,578. Ground rent to be verified by buyer. Contract listing agent for rent roll.

23. 2018-04-14
    listed $76,860 Active

    Show marketing remark (235 chars)

    Investment property, Section 8 tenant occupied, great return. Monthly rent $1,281. Property is 1 of 35 property portfolio w/ gross monthly revenues of $45,578. Ground rent to be verified by buyer. Contract listing agent for rent roll.

24. 2018-04-14
    historical Withdrawn

    Show marketing remark (235 chars)

    Investment property, Section 8 tenant occupied, great return. Monthly rent $1,281. Property is 1 of 35 property portfolio w/ gross monthly revenues of $45,578. Ground rent to be verified by buyer. Contract listing agent for rent roll.

25. 2018-01-20
    status Active
26. 2017-10-26
    historical Temporarily Off-Market
27. 2017-10-23
    listed Active
28. 2017-10-20
    listed $53,313 Active
29. 2009-06-02
    soldstatus $201,400
30. 2009-04-07
    soldstatus $29,900 Sold
31. 2009-03-19
    historical
32. 2009-03-19
    listed $29,900
33. 2008-07-09
    historical
34. 2008-06-12
    price
35. 2008-04-22
    listed
36. 2005-11-18
    soldstatus $80,000
37. 2005-10-11
    soldstatus $80,000
38. 2005-07-05
    historical
39. 2005-06-20
    listed $79,900
40. 2004-10-25
    soldstatus $38,000
41. 2004-09-24
    historical
42. 2004-08-31
    listed $40,000
43. 1989-10-11
    soldstatus $39,000
44. 1984-11-01
    soldstatus $23,000

ⓘ 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: $1,766 · $147/mo
• Projected year-2 tax: $1,766 · $147/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 21% 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: $17,655
• − Mortgage interest: −$6,380
• − Property taxes: −$1,766
• − Insurance: −$570
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$3,313
• Taxable income: $2,801
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $3,772/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

+421.3% since first listed

31 events — show timeline

• 2026-04-11 Listed $119,900 BRIGHT MLS
• 2023-03-10 Sold (Public Records) $2,010,000 Public Records
• 2018-10-02 Listing Removed — BRIGHT MLS
• 2018-09-28 Sold (MLS) $76,060 MRIS
• 2018-09-28 Sold (MLS) $76,060 BRIGHT MLS
• 2018-07-28 Pending — BRIGHT MLS
• 2018-07-28 Pending — MRIS
• 2018-04-15 Listing Removed — BRIGHT MLS
• 2018-04-14 Delisted — MRIS
• 2018-04-14 Listed $76,860 MRIS
• 2018-04-14 Listed $76,860 BRIGHT MLS
• 2018-01-20 Relisted — MRIS
• 2017-10-26 Delisted — MRIS
• 2017-10-23 Listed — MRIS
• 2017-10-20 Listed $53,313 BRIGHT MLS
• 2009-06-02 Sold (Public Records) $201,400 Public Records
• 2009-04-07 Sold (MLS) $29,900 MRIS
• 2009-03-19 Delisted — MRIS
• 2009-03-19 Listed $29,900 MRIS
• 2008-07-09 Delisted — MRIS
• 2008-06-12 Price Changed — MRIS
• 2008-04-22 Listed — MRIS
• 2005-11-18 Sold (Public Records) $80,000 Public Records
• 2005-10-11 Sold (MLS) $80,000 MRIS
• 2005-07-05 Delisted — MRIS
• 2005-06-20 Listed $79,900 MRIS
• 2004-10-25 Sold (MLS) $38,000 MRIS
• 2004-09-24 Delisted — MRIS
• 2004-08-31 Listed $40,000 MRIS
• 1989-10-11 Sold (Public Records) $39,000 Public Records
• 1984-11-01 Sold (Public Records) $23,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,766 · +7.1% YoY. Source: county tax records.