835 Showell Ct · Baltimore, MD 21202

$199,900

3 bd · 1.0 ba · 1,152 sqft · Townhouse public records · 30 Days on market

Built 1984 1,446 sqft lot

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Why this score? — see what drove the D+ 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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in the heart of Johnston Square's ongoing revitalization, this well-maintained 3-bedroom, 1.5-bath end-of-group townhome offers a rare opportunity to purchase in one of Baltimore's emerging neighborhoods. Features include an updated kitchen, renovated bathrooms, and a fenced rear yard. Conveniently situated near downtown Baltimore, major commuter routes, shopping, dining, and local attractions. With continued redevelopment and investment occurring throughout the area, this property presents strong potential for both homeowners and investors. Sold AS IS. Seller prefers Stewart Title for settlement.

Key facts

• Built 1984
• Listed 30 days

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer (also lists public septic)
• Home design: End of row townhouse; Fee simple ownership
• Construction: Concrete perimeter foundation; Above-grade structure noted
• Exterior features: Brick front

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump(s) heating; Central air conditioning; Electric heating and cooling fuel; Electric hot water
• Interior features: Estimated living area; Fully finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (4.3% below list).
• Recommended offer: $191k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 flat; 134 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 ($59k/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 $6k 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

• It's been on market 30 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $55k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $200k implies a 260% 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 $191,389 (4.3% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.96% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $110,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 Harford Ave	0.14mi	3/1.5	1,152 (0%)	1mo	$100,000	$87	90
1543 Holbrook St	0.30mi	3/2.0	1,200 (+4%)	2mo	$110,000	$92	73
1110 N Central Ave	0.25mi	3/2.0	1,260 (+9%)	2mo	$135,000	$107	67
1234 E Lafayette Ave E	0.49mi	3/2.5	1,225 (+6%)	2mo	$219,000	$179	59
1722 E Lanvale St	0.73mi	3/1.0	1,200 (+4%)	0mo	$125,000	$104	59
1205 Ashland Ave	0.34mi	3/1.0	992 (-14%)	3mo	$95,000	$96	58
1822 Aiken St	0.54mi	3/1.0	1,050 (-9%)	3mo	$49,000	$47	58
819 Aisquith St	0.35mi	3/1.0	991 (-14%)	3mo	$93,500	$94	58
1 E Chase St #303	0.57mi	2/2.0 (-1)	1,211 (+5%)	2mo	$200,000	$165	55
1619 E Federal St E	0.58mi	3/2.5	1,216 (+6%)	4mo	$75,000	$62	55
1753 E Preston St	0.66mi	2/2.0 (-1)	1,200 (+4%)	3mo	$225,000	$188	51
1423 E Lanvale St	0.48mi	4/2.0 (+1)	1,000 (-13%)	3mo	$77,750	$78	44

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 · 0.59% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-19,913
• Equity at exit: $29,806

10-year hold

• IRR: -4.0%
• Equity multiple: 0.76×
• Total profit: $-13,310
• Equity at exit: $17,284

Cash invested: $55,972 (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 21202

• Home prices YoY: -8.0%
• Rents YoY: 0.6%
• Active inventory: 134
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,914 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$112 /mo · $1,349/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $268

Break-even live

Break-even rent $1,575

Max offer price $199,900

Occupancy floor 81%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
814 Showell Ct Baltimore, MD	3.0	1.0	1152	$2,000	$1.74	22d	1	0.04mi
1009 Hillman St Baltimore, MD	3.0	1.0	1200	$1,650	$1.38	20d	1	0.14mi
1100 Greenmount Ave Baltimore, MD	1.0–3.0	1.0–2.0	839	$2,584	$3.08	2d	1	0.18mi
1010 N Central Ave Baltimore, MD	2.0	1.0	1023	$1,650	$1.61	24d	1	0.27mi
1027 N Central Ave Baltimore, MD	3.0	1.0	1200	$1,600	$1.33	22d	1	0.28mi
931 N Central Ave Baltimore, MD	3.0	1.0	1085	$1,400	$1.29	24d	1	0.33mi
1205 Ashland Ave Baltimore, MD	3.0	1.0	992	$1,550	$1.56	24d	1	0.33mi
1317 E Eager St Baltimore, MD	4.0	1.5	1400	$1,900	$1.36	22d	1	0.33mi
1232 Ashland Ave Baltimore, MD	3.0	1.0	1200	$1,600	$1.33	22d	1	0.35mi
458 E Federal St Baltimore, MD	2.0	2.5	1300	$1,850	$1.42	4d	1	0.37mi
456 E Federal St Baltimore, MD	2.0	2.0	1450	$1,850	$1.28	43d	1	0.37mi
218 E Preston St Baltimore, MD	2.0	1.0	1250	$1,724	$1.38	43d	1	0.39mi
448 Pitman Pl Baltimore, MD	2.0	1.5	940	$2,145	$2.28	24d	1	0.40mi
1226 E Madison St Baltimore, MD	3.0	1.0	1100	$2,179	$1.98	4d	1	0.40mi
412 E Federal St Baltimore, MD	2.0	2.5	1100	$1,700	$1.55	24d	1	0.40mi
1312 Guilford Ave Baltimore, MD	1.0–2.0	1.0–2.0	1040	$1,850	$1.78	43d	6	0.41mi
226 E Eager St Baltimore, MD	3.0	2.0	1484	$650	$0.44	43d	1	0.41mi
1243 E Lanvale St Baltimore, MD	3.0	1.5	1281	$1,750	$1.37	16d	1	0.42mi
1243 E Lanvale St Baltimore, MD	3.0	1.5	1281	$1,750	$1.37	2d	1	0.42mi
1101 N Calvert St Baltimore, MD	2.0	1.0–2.0	910	$2,274	$2.50	2d	19	0.44mi
1121 N Calvert St Baltimore, MD	2.0	1.0	1300	$1,550	$1.19	43d	1	0.44mi
1307 E Madison St Baltimore, MD	2.0	1.0	1200	$1,650	$1.38	43d	1	0.44mi
1122 N Calvert St Apt 001 Baltimore, MD	2.0	2.0	902	$1,800	$2.00	43d	1	0.45mi
103 E Mt Royal Ave Baltimore, MD	1.0–3.0	1.0–2.0	850	$2,624	$3.09	1d	17	0.47mi
1607 Hakesley Pl Baltimore, MD	3.0	1.0	720	$1,400	$1.94	43d	1	0.49mi
1125 Saint Paul St Unit 4 Baltimore, MD	2.0	1.0	930	$1,650	$1.77	4d	1	0.49mi
1125 Saint Paul St Unit 4 Baltimore, MD	2.0	1.0	930	$1,650	$1.77	18d	1	0.49mi
1101 Saint Paul St Baltimore, MD	1.0–2.0	1.0–2.0	1108	$2,200	$1.99	18d	3	0.50mi
210 Federal St Baltimore, MD	3.0	1.0	900	$1,350	$1.50	20d	1	0.50mi
1301 Saint Paul St Baltimore, MD	3.0	1.0–3.0	1050	$2,399	$2.28	43d	1	0.50mi
1711 Latrobe St Baltimore, MD	2.0	1.5	1000	$1,700	$1.70	24d	1	0.51mi
1418 E Monument St Baltimore, MD	2.0–4.0	1.0–2.0	1265	$1,602	$1.27	14d	5	0.52mi
1708 Latrobe St Baltimore, MD	2.0	1.0	750	$2,250	$3.00	24d	1	0.52mi
22 E Preston St Unit 22-1 Baltimore, MD	2.0	2.0	1000	$1,699	$1.70	4d	1	0.55mi
9 E Mount Royal Ave Baltimore, MD	1.0–2.0	1.0–2.0	724	$2,495	$3.44	2d	15	0.57mi
1209 N Charles St Baltimore, MD	1.0–2.0	1.0–2.0	1462	$2,750	$1.88	2d	2	0.58mi
1214 N Charles St Baltimore, MD	2.0	1.0–2.0	1103	$2,333	$2.11	1d	14	0.61mi
1512 E Lafayette Ave Baltimore, MD	3.0	2.5	1476	$1,950	$1.32	43d	1	0.61mi
1514 E Lafayette Ave Baltimore, MD	3.0	1.5	1215	$2,000	$1.65	24d	1	0.62mi
1803 N Dallas St Baltimore, MD	2.0	2.5	1250	$2,100	$1.68	24d	1	0.62mi

Listing history 27 events

1. 2026-06-18
   days on market $199,900 Active 30 DOM
2. 2026-06-17
   days on market $199,900 Active 29 DOM
3. 2026-06-16
   days on market $199,900 Active 28 DOM
4. 2026-06-15
   days on market $199,900 Active 27 DOM
5. 2026-06-13
   days on market $199,900 Active 25 DOM
6. 2026-06-09
   days on market $199,900 Active 21 DOM
7. 2026-06-08
   days on market $199,900 Active 20 DOM
8. 2026-06-07
   days on market $199,900 Active 19 DOM
9. 2026-06-04
   remarks 612-char remark
10. 2026-06-04
    days on market $199,900 Active 16 DOM
11. 2026-06-03
    days on market $199,900 Active 15 DOM
12. 2026-06-02
    days on market $199,900 Active 14 DOM
13. 2026-06-01
    days on market $199,900 Active 13 DOM
14. 2026-05-31
    days on market $199,900 Active 12 DOM
15. 2026-05-19
    status Active
16. 2026-05-03
    historical
17. 2025-12-27
    historical
18. 2025-12-16
    price $209,900
19. 2025-12-02
    price $219,900
20. 2025-10-20
    price $229,900
21. 2025-10-16
    price $239,900
22. 2025-10-08
    price $249,900
23. 2025-09-11
    listed $254,900 Active
24. 2025-09-09
    historical
25. 1998-07-29
    historical
26. 1997-12-30
    listed
27. 1984-10-25
    soldstatus $55,500

ⓘ 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: $1,349 · $112/mo
• Projected year-2 tax: $1,764 · $147/mo
• Expected delta: +$415/yr (+$35/mo · 30.8%)

ⓘ 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 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: $22,967
• − Mortgage interest: −$11,198
• − Property taxes: −$1,349
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$5,815
• Taxable loss: −$69
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $3,232/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): 20,683
• Household income: $59,377
• Rent vs Own: 78.6% rent · 21.4% own
• Severe rent burden: 1863.0

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: Black 52% White 31% Hispanic / Latino 7% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 87% English-only · Spanish 4% Other Indo-European 2% Arabic 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: ▼ -25.44%
• Current HPI: 291.3702
• Rent YoY: ▲ 0.59%
• 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

+278.2% since first listed

13 events — show timeline

• 2026-05-19 Relisted — BRIGHT MLS
• 2026-05-03 Listing Removed — BRIGHT MLS
• 2025-12-27 Listing Removed — BRIGHT MLS
• 2025-12-16 Price Changed $209,900 BRIGHT MLS
• 2025-12-02 Price Changed $219,900 BRIGHT MLS
• 2025-10-20 Price Changed $229,900 BRIGHT MLS
• 2025-10-16 Price Changed $239,900 BRIGHT MLS
• 2025-10-08 Price Changed $249,900 BRIGHT MLS
• 2025-09-11 Listed $254,900 BRIGHT MLS
• 2025-09-09 Coming Soon — BRIGHT MLS
• 1998-07-29 Delisted — MRIS
• 1997-12-30 Listed — MRIS
• 1984-10-25 Sold (Public Records) $55,500 Public Records

Property tax history

-2.4%/yr

Latest (2025): $1,349 · +12.7% YoY. Source: county tax records.