726 Deacon Hill Ct · Baltimore, MD 21225

$130,000

3 bd · 1.0 ba · 1,080 sqft · Townhouse public records · 25 Days on market

Built 1983 2,470 sqft lot $120/sqft · 39% above area Est $94k · 39% over

---

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 +8.5/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Key facts

• Built 1983
• Listed 25 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% 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 (+4.1%/yr); 165 active listings in the ZIP; 30 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 39% of the median local income ($54k/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 $899 of loan paydown is wiped out by about $4k 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 + 4.1% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y 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 $56k; list at $130k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.35% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.56%
• DSCR: 1.91
• GRM: 6.2

CMA / ARV

• ARV (median comp): $93,558
• List price: $130,000
• Delta: 38.95%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
628 Roundview Rd	0.05mi	3/1.0	1,024 (-5%)	3mo	$85,100	$83	87
504 Roundview	0.09mi	3/1.5	1,024 (-5%)	7mo	$98,000	$96	80
2847 Joseph Ave	0.38mi	3/1.5	1,116 (+3%)	1mo	$235,000	$211	74
604 Cheraton Rd	0.35mi	3/1.5	1,174 (+9%)	6mo	$95,000	$81	62
3011 Larue Sq E	0.28mi	3/1.0	960 (-11%)	9mo	$100,000	$104	61
3041 Southland Ave	0.18mi	3/1.5	1,240 (+15%)	10mo	$210,000	$169	57
2741 Bookert Dr	0.37mi	3/1.0	1,204 (+12%)	12mo	$44,000	$37	53
2828 Waterview Ave	0.39mi	2/1.0 (-1)	960 (-11%)	8mo	$50,000	$52	52
2825 Round Rd	0.41mi	2/1.5 (-1)	1,039 (-4%)	20mo	$85,000	$82	51
3036 Seamon Ave	0.20mi	3/2.5	1,240 (+15%)	16mo	$259,000	$209	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 · 4.08% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.56×
• Total profit: $20,530
• Equity at exit: $19,383

10-year hold

• IRR: 23.5%
• Equity multiple: 3.11×
• Total profit: $76,873
• Equity at exit: $11,240

Cash invested: $36,400 (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 21225

• Home prices YoY: -31.9%
• Rents YoY: 4.1%
• Active inventory: 165
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$682
• Tax from tax record: −$25 /mo · $299/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $624

Break-even live

Break-even rent $963

Max offer price $130,000

Occupancy floor 59%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 Seagull Ave Brooklyn, MD	2.0	1.0	756	$1,550	$2.05	24d	1	0.12mi
130 Reedbird Ave Brooklyn, MD	2.0	1.0	1152	$1,700	$1.48	24d	1	0.25mi
607 Cheraton Rd Brooklyn, MD	3.0	3.0	1200	$1,750	$1.46	15d	1	0.31mi
2868 Potee St Baltimore, MD	1.0–3.0	1.0	720	$1,599	$2.22	2d	22	0.36mi
2454 Terra Firma Rd Brooklyn, MD	3.0	1.0	1024	$1,650	$1.61	15d	1	0.37mi
2745 Round Rd Brooklyn, MD	2.0	2.0	756	$1,800	$2.38	43d	1	0.43mi
49 Talbott St Brooklyn, MD	2.0	1.0	1300	$1,300	$1.00	24d	1	0.87mi
217 W Edgevale Rd Brooklyn, MD	3.0	1.5	992	$1,800	$1.81	24d	1	0.90mi
3010 Alabama Ave Halethorpe, MD	2.0	1.0	900	$2,200	$2.44	18d	1	0.95mi
3513 Horton Ave Brooklyn, MD	3.0	1.0	1020	$1,600	$1.57	18d	1	1.00mi
2500 Insulator Dr Baltimore, MD	3.0	1.0–2.0	988	$4,786	$4.84	2d	152	1.03mi
303 Arden Rd W Brooklyn, MD	3.0	2.0	1388	$2,500	$1.80	18d	1	1.05mi
3569 4th St Brooklyn, MD	2.0	1.5	1256	$1,200	$0.96	18d	1	1.08mi
3528 6th St Brooklyn, MD	2.0	2.5	1060	$1,500	$1.42	18d	1	1.20mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	4d	1	1.27mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	20d	1	1.27mi
507 Washburn Ave Brooklyn, MD	3.0	1.5	1024	$2,500	$2.44	24d	1	1.27mi
4207 3rd St Unit 3 Brooklyn, MD	2.0	1.0	850	$1,595	$1.88	5d	1	1.28mi
2450 Rye St Baltimore, MD	2.0	1.0–2.0	926	$3,789	$4.09	2d	31	1.29mi
250 Mission Blvd Baltimore, MD	2.0	1.0–2.0	790	$3,406	$4.31	2d	21	1.30mi
4400 4th St Unit BASEMENT Baltimore, MD	2.0	1.0	925	$1,350	$1.46	43d	1	1.39mi
1942 Light St Baltimore, MD	2.0	2.5	1150	$2,200	$1.91	22d	1	1.41mi
1900 S Hanover St Baltimore, MD	3.0	1.0–2.0	875	$3,932	$4.49	2d	66	1.42mi
2200 W Patapsco Ave Baltimore, MD	3.0	1.0	890	$1,569	$1.76	43d	1	1.44mi
3840 8th St Brooklyn, MD	3.0	1.5	1088	$1,606	$1.48	4d	1	1.45mi
1839 S Charles St Baltimore, MD	3.0	2.5	1238	$2,600	$2.10	43d	1	1.47mi
103 E Wells St Baltimore, MD	1.0–2.0	1.0	1008	$2,415	$2.39	2d	11	1.48mi
4206 Audrey Ave Brooklyn, MD	3.0	3.0	1104	$1,950	$1.77	24d	1	1.49mi
4206 Audrey Ave Brooklyn, MD	2.0	2.0	1104	$1,275	$1.15	43d	1	1.49mi
1815 S Charles St Baltimore, MD	2.0	2.0	1208	$2,100	$1.74	43d	1	1.50mi

Listing history 13 events

1. 2026-06-07
   days on market $130,000 Active 25 DOM
2. 2026-06-04
   days on market $130,000 Active 22 DOM
3. 2026-06-03
   days on market $130,000 Active 21 DOM
4. 2026-06-02
   days on market $130,000 Active 20 DOM
5. 2026-06-01
   days on market $130,000 Active 19 DOM
6. 2026-05-31
   days on market $130,000 Active 18 DOM
7. 2026-05-14
   listed $130,000 Active
8. 2026-04-01
   historical $130,000
9. 2001-07-23
   soldstatus $56,000
10. 2001-07-18
    soldstatus $56,000
11. 2001-06-07
    historical
12. 2001-05-18
    listed $56,000
13. 1993-02-01
    soldstatus $53,500

ⓘ 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: $299 · $25/mo
• Projected year-2 tax: $858 · $72/mo
• Expected delta: +$559/yr (+$47/mo · 187.0%)

ⓘ 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,032
• − Mortgage interest: −$7,282
• − Property taxes: −$299
• − Insurance: −$650
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$3,782
• Taxable income: $5,654
• Est. tax owed @ 24.0%: −$1,357
• After-tax cash flow: $6,128/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: Anne Arundel County · 535,653 people
• City population: 588,727
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 34,062
• Household income: $54,020
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 1440.0

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 0.68)
• Race & ethnicity: Black 42% White 32% Hispanic / Latino 20% Two or more races 8% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Iranian 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 1% 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: ▼ -119.44%
• Current HPI: 254.5089
• Rent YoY: ▲ 4.08%
• 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

+143.0% since first listed

7 events — show timeline

• 2026-05-14 Listed $130,000 BRIGHT MLS
• 2026-04-01 Coming Soon $130,000 BRIGHT MLS
• 2001-07-23 Sold (Public Records) $56,000 Public Records
• 2001-07-18 Sold (MLS) $56,000 MRIS
• 2001-06-07 Delisted — MRIS
• 2001-05-18 Listed $56,000 MRIS
• 1993-02-01 Sold (Public Records) $53,500 Public Records

Property tax history

-13.2%/yr

Latest (2025): $299 · +24.9% YoY. Source: county tax records.