1536 Boyle St · Baltimore, MD 21230

$175,000

2 bd · 1.0 ba · 1,008 sqft · Townhouse public records · 1 Days on market

Built 1919 2,178 sqft lot Est $266k · 34% 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Short Sale

Key facts

• Built 1919

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 10.6% 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 soft (-1.0%/yr); 362 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 33% of the median local income ($92k/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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $125k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1919 — 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 $175,000

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.43% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.21%
• DSCR: 1.68
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $266,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 E Randall St	0.38mi	2/1.0	1,005 (-0%)	2mo	$265,000	$264	80
443 E Gittings St	0.29mi	2/1.0	1,100 (+9%)	2mo	$245,000	$223	70
1720 Byrd St	0.41mi	2/1.5	960 (-5%)	2mo	$275,000	$286	70
1405 Covington St	0.28mi	2/1.0	1,124 (+12%)	0mo	$315,000	$280	68
1513 Byrd St	0.40mi	3/2.5 (+1)	1,022 (+1%)	2mo	$330,000	$323	67
1526 S Hanover St	0.65mi	2/1.5	960 (-5%)	2mo	$185,000	$193	58
1314 Towson St	0.64mi	3/2.5 (+1)	1,018 (+1%)	0mo	$375,000	$368	57
122 Burnett St	0.75mi	2/2.5	984 (-2%)	1mo	$310,000	$315	54
30 E Hamburg St	0.72mi	2/1.0	924 (-8%)	1mo	$210,000	$227	52
100 Harborview Dr #1208	0.43mi	1/1.0 (-1)	856 (-15%)	0mo	$165,000	$193	50
3 East Ostend St	0.61mi	2/1.5	1,148 (+14%)	2mo	$275,000	$240	45
30 E Wheeling St	0.74mi	2/2.5	1,104 (+10%)	1mo	$200,000	$181	42

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $4,009
• Equity at exit: $26,093

10-year hold

• IRR: 8.4%
• Equity multiple: 1.54×
• Total profit: $26,636
• Equity at exit: $15,131

Cash invested: $49,000 (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 21230

• Rents YoY: -1.0%
• Active inventory: 362
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,500 high
• Mortgage (P&I): −$918
• Tax from tax record: −$363 /mo · $4,361/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $621

Break-even live

Break-even rent $1,714

Max offer price $175,000

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
803 E Fort Ave Unit 1 Baltimore, MD	2.0	1.0	1100	$2,300	$2.09	4d	1	0.07mi
900 E Fort Ave Baltimore, MD	2.0	1.0–2.0	836	$3,684	$4.40	2d	18	0.15mi
639 Harvey St Unit 1 Baltimore, MD	2.0	1.5	1188	$3,000	$2.53	44d	1	0.18mi
651 E Clement St Baltimore, MD	3.0	3.5	1292	$2,800	$2.17	44d	1	0.21mi
1465 Stevenson St Baltimore, MD	3.0	1.5	1250	$2,399	$1.92	20d	1	0.28mi
1409 Covington St Baltimore, MD	2.0	2.0	1458	$2,300	$1.58	3d	1	0.30mi
1444 Henry St Baltimore, MD	2.0	2.5	1248	$2,950	$2.36	15d	1	0.30mi
1265 Riverside Ave Unit 1st Floor Baltimore, MD	1.0	1.0	700	$1,350	$1.93	24d	1	0.38mi
23 Pierside Dr Baltimore, MD	1.0–2.0	1.0–2.0	985	$3,050	$3.10	16d	3	0.42mi
23 Pierside Dr Baltimore, MD	2.0	2.0	1205	$2,975	$2.47	18d	2	0.42mi
23 Pierside Dr Baltimore, MD	1.0–2.0	1.0–2.0	975	$3,050	$3.13	44d	1	0.42mi
103 E Wells St Baltimore, MD	1.0–2.0	1.0	1008	$2,415	$2.39	2d	11	0.43mi
1290 Battery Ave Baltimore, MD	2.0	2.5	968	$2,900	$3.00	24d	1	0.43mi
1110 Key Hwy Baltimore, MD	1.0–2.0	1.0–2.5	1197	$3,696	$3.09	2d	33	0.43mi
100 Harborview Dr #204 Baltimore, MD	2.0	2.0	1447	$3,500	$2.42	12d	1	0.45mi
1807 Westphal Pl Baltimore, MD	2.0	2.5	1378	$2,500	$1.81	4d	1	0.46mi
110 Birckhead St Baltimore, MD	2.0	2.5	1220	$2,750	$2.25	44d	1	0.47mi
1702 Light St Unit 302 Baltimore, MD	2.0	2.0	735	$2,300	$3.13	18d	1	0.47mi
1600 Light St Unit C Baltimore, MD	3.0	2.0	1500	$1,800	$1.20	11d	1	0.47mi
118 E Gittings St Baltimore, MD	3.0	2.5	1148	$2,600	$2.26	24d	1	0.50mi
49 E Heath St Baltimore, MD	2.0	1.5	858	$1,800	$2.10	11d	1	0.50mi
1710 Marshall St Baltimore, MD	2.0	1.0	1110	$2,500	$2.25	44d	1	0.50mi
462 E Cross St Unit B Baltimore, MD	1.0	1.0	1450	$2,300	$1.59	44d	1	0.52mi
1412 Light St Unit 2 Baltimore, MD	1.0	1.0	800	$1,700	$2.12	3d	1	0.53mi
250 Mission Blvd Baltimore, MD	2.0	1.0–2.0	790	$3,406	$4.31	2d	21	0.53mi
2450 Rye St Baltimore, MD	2.0	1.0–2.0	926	$3,789	$4.09	2d	31	0.54mi
400 E Cross St Baltimore, MD	1.0	1.0	900	$1,400	$1.56	24d	1	0.55mi
1942 Light St Baltimore, MD	2.0	2.5	1150	$2,200	$1.91	22d	1	0.55mi
1211 Light St Baltimore, MD	2.0	2.0	921	$2,172	$2.36	24d	1	0.57mi
8 E Randall St Baltimore, MD	2.0	2.5	1148	$2,600	$2.26	4d	1	0.57mi
1631 S Charles St Baltimore, MD	2.0	3.0	1460	$2,607	$1.79	4d	1	0.58mi
1227 Haubert St Baltimore, MD	2.0	2.0	1252	$2,375	$1.90	44d	1	0.58mi
1815 S Charles St Baltimore, MD	2.0	2.0	1208	$2,100	$1.74	44d	1	0.58mi
1839 S Charles St Baltimore, MD	3.0	2.5	1238	$2,600	$2.10	44d	1	0.59mi
1503 S Charles St Unit 2 Baltimore, MD	2.0	2.0	1100	$2,375	$2.16	44d	1	0.59mi
1303 Patapsco St Baltimore, MD	2.0	2.5	1200	$3,000	$2.50	3d	1	0.59mi
1111 Light St Baltimore, MD	2.0	1.0–2.0	982	$2,449	$2.49	4d	13	0.61mi
1125 Light St Baltimore, MD	1.0	1.0	800	$1,300	$1.62	24d	1	0.61mi
1103 Light St Unit B Baltimore, MD	2.0	2.0	1295	$1,845	$1.42	44d	1	0.64mi
1103 Light St Unit B Baltimore, MD	2.0	2.0	1295	$1,845	$1.42	24d	1	0.64mi

Listing history 9 events

1. 2026-04-23
   status Pending
2. 2026-04-22
   listed $175,000 Active
3. 2026-04-20
   historical $175,000
4. 2025-04-30
   status Pending
5. 2025-04-29
   historical
6. 2025-02-21
   listed $250,000 Active
7. 2019-09-17
   historical
8. 2019-08-29
   listed $220,000
9. 2007-04-18
   soldstatus $125,000

ⓘ 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: $4,361 · $363/mo
• Projected year-2 tax: $4,361 · $363/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 8/10 Severe 7 d/yr ≥102°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: $30,005
• − Mortgage interest: −$9,803
• − Property taxes: −$4,361
• − Insurance: −$875
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$5,091
• Taxable income: $5,074
• Est. tax owed @ 24.0%: −$1,218
• After-tax cash flow: $6,237/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): 32,977
• Household income: $91,842
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1463.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 55% Black 23% Hispanic / Latino 13% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 1% Other Asian/Pacific 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: ▼ -311.43%
• Current HPI: 284.338
• Rent YoY: ▼ -1.00%
• 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

+40.0% since first listed

9 events — show timeline

• 2026-04-23 Pending — BRIGHT MLS
• 2026-04-22 Listed $175,000 BRIGHT MLS
• 2026-04-20 Coming Soon $175,000 BRIGHT MLS
• 2025-04-30 Pending — BRIGHT MLS
• 2025-04-29 Listing Removed — BRIGHT MLS
• 2025-02-21 Listed $250,000 BRIGHT MLS
• 2019-09-17 Listing Removed — BRIGHT MLS
• 2019-08-29 Listed $220,000 BRIGHT MLS
• 2007-04-18 Sold (Public Records) $125,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $4,361 · +0.3% YoY. Source: county tax records.