2529 Woodbrook Ave · Baltimore, MD 21217

$29,900

4 bd · 4.0 ba · 1,857 sqft · Townhouse public records · 3 Days on market

Built 1890

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This home is IDEAL for those investors who are ready with ideas and a crew to finish for a great addition to your portfolio! With 3 levels, 4 total bedrooms and 2 full bathrooms, this home is just waiting for your creativity. For added storage, the full basement offers just that. This home is located in a neighborhood with convenient access to schools, parks and shopping centers and key transportation routes. Embrace this tremendous potential and opportunity for customization, renovation, or portfolio expansion. Located just moments away from public transport and commercial establishments. Don’t miss your chance to make this delightful home your own! Come and schedule your showings no

Key facts

• Convenient access
• Full basement
• Public transport

Tags

• FULL BASEMENT
• CONVENIENT ACCESS
• KEY TRANSPORTATION ROUTES
• PUBLIC TRANSPORT
• COMMERCIAL ESTABLISHMENTS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public septic
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Permanent foundation; Above-grade and below-grade structures
• Exterior features: Brick construction; No tidal water

Interior

• Bedrooms: Three bedrooms on the first upper level; One bedroom on the main level
• Bathrooms: Two full bathrooms on the first upper level; One full bathroom on the main level; Three full bathrooms total
• Interior features: One fireplace; Full basement, partially finished

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath townhouse listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Cap rate 60.2% 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 fast (+6.6%/yr); 331 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $1,961/mo this rent would consume 61% of the median local household income ($38k/yr) (locally 2921% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 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 + 6.6% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 18y 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 1890 — 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 $29,900

Questions for the listing agent

1. Built in 1890 — 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. 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?
6. 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.
7. 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.
8. 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: 6.56% ✓
• Cap rate: 60.18%
• Cash-on-cash: 192.44%
• DSCR: 9.56
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $261,837
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1920 N Bentalou St	0.59mi	4/3.5	1,928 (+4%)	1mo	$255,000	$132	63
2500 Brookfield Ave	0.54mi	3/3.0 (-1)	1,786 (-4%)	1mo	$365,000	$204	59
608 Cumberland St	0.27mi	3/2.0 (-1)	1,700 (-8%)	2mo	$90,000	$53	58
801 Druid Park Lake Dr	0.58mi	4/3.5	2,013 (+8%)	1mo	$451,500	$224	56
1626 N Smallwood St	0.63mi	5/3.0 (+1)	1,770 (-5%)	2mo	$238,000	$134	52
2117 N Smallwood St	0.48mi	3/2.5 (-1)	1,680 (-10%)	1mo	$192,000	$114	50
536 Laurens St	0.71mi	3/3.0 (-1)	1,768 (-5%)	0mo	$250,000	$141	50
2105 Whittier Ave	0.36mi	3/1.5 (-1)	1,587 (-14%)	1mo	$80,000	$50	43
810 Watts St	0.72mi	3/4.0 (-1)	2,075 (+12%)	0mo	$433,990	$209	41
2009 Ruxton Ave	0.61mi	4/2.0	1,600 (-14%)	1mo	$234,000	$146	40
2028 Bolton St Unit CLARENDON 4ST SPEC	0.73mi	3/4.0 (-1)	2,075 (+12%)	3mo	$389,990	$188	39
2521 Reisterstown Rd	0.51mi	3/2.0 (-1)	1,578 (-15%)	3mo	$215,000	$136	36

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 · 6.63% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.53×
• Total profit: $88,119
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 27.25×
• Total profit: $219,789
• Equity at exit: $2,585

Cash invested: $8,372 (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 21217

• Rents YoY: 6.6%
• Active inventory: 331
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,961 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $1,343

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 27%

Sensitivity live

Price	-10% $1,363	-5% $1,353	+0% $1,343	+5% $1,332	+10% $1,322
Rent	-10% $1,188	-5% $1,265	+0% $1,343	+5% $1,420	+10% $1,498
Rate	-1.0pp $1,358	-0.5pp $1,350	base $1,343	+0.5pp $1,335	+1.0pp $1,327

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2505 Woodbrook Ave Baltimore, MD	4.0	2.0	1256	$1,745	$1.39	2d	1	0.05mi
2614 Pennsylvania Ave Baltimore, MD	1.0–3.0	1.0–2.0	982	$1,141	$1.16	5d	4	0.12mi
2409 Francis St Baltimore, MD	3.0	1.0	1298	$1,500	$1.16	44d	1	0.21mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	44d	1	0.31mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	18d	1	0.31mi
519 Sanford Pl Baltimore, MD	3.0	1.0	1300	$1,650	$1.27	16d	1	0.32mi
2216 Whittier Ave Baltimore, MD	5.0	1.5	1392	$1,975	$1.42	24d	1	0.33mi
1205 Clendenin St Baltimore, MD	3.0	1.5	1560	$800	$0.51	24d	1	0.35mi
2128 N Pulaski St Baltimore, MD	4.0	3.0	2166	$2,200	$1.02	44d	1	0.41mi
1616 N Fulton Ave Baltimore, MD	3.0	2.0	1620	$1,795	$1.11	5d	1	0.43mi
1516 N Mount St Baltimore, MD	3.0	1.5	1830	$1,750	$0.96	15d	1	0.49mi
2204 Clifton Ave Baltimore, MD	3.0	1.0	1400	$1,450	$1.04	5d	1	0.51mi
2028 Druid Hill Ave Baltimore, MD	3.0	2.5	1437	$1,799	$1.25	11d	1	0.55mi
2028 Druid Hill Ave Unit 1 Baltimore, MD	3.0	2.5	1437	$1,750	$1.22	3d	1	0.55mi
1315 Presstman St Baltimore, MD	4.0	2.0	1700	$2,000	$1.18	44d	1	0.57mi
1501 N Payson St Baltimore, MD	3.0	1.0	1400	$1,550	$1.11	44d	1	0.61mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	24d	1	0.62mi
1816 N Bentalou St Baltimore, MD	3.0	2.0	1350	$1,700	$1.26	11d	1	0.62mi
2401 W North Ave Baltimore, MD	5.0	2.0	2037	$1,800	$0.88	5d	1	0.70mi
2405 W North Ave Baltimore, MD	4.0	3.0	1826	$1,900	$1.04	5d	1	0.70mi
815 Lennox St Baltimore, MD	3.0	3.5	1600	$2,790	$1.74	24d	1	0.73mi
1725 Druid Hill Ave Baltimore, MD	4.0	3.0	2195	$2,100	$0.96	24d	1	0.79mi
736 Watts St Baltimore, MD	3.0	3.5	2000	$3,250	$1.62	44d	1	0.80mi
2302 Mount Royal Ter Baltimore, MD	4.0	3.5	2351	$3,000	$1.28	24d	1	0.80mi
734 Watts St Baltimore, MD	3.0	3.5	1720	$2,900	$1.69	44d	1	0.80mi
1613 Riggs Ave Baltimore, MD	3.0	2.5	1800	$1,800	$1.00	24d	1	0.84mi
1628 McCulloh St Unit 2 Baltimore, MD	4.0	2.5	2000	$2,000	$1.00	5d	1	0.84mi
3104 Tioga Pkwy Baltimore, MD	3.0	2.0	1640	$2,050	$1.25	22d	1	0.87mi
2305 Wichita Ave Unit 1 Baltimore, MD	3.0	1.0	1950	$1,300	$0.67	24d	1	0.91mi
549 Mosher St Baltimore, MD	3.0	1.0	2200	$1,350	$0.61	44d	1	0.98mi
918 N Bentalou St Baltimore, MD	3.0	1.5	1485	$1,750	$1.18	44d	1	1.09mi
2812 Clifton Ave Baltimore, MD	3.0	1.5	1650	$1,850	$1.12	44d	1	1.12mi
3534 Poole St Unit 1 Baltimore, MD	3.0	2.0	1450	$2,600	$1.79	24d	1	1.16mi
147 W Lafayette Ave Baltimore, MD	4.0	2.5	2400	$3,250	$1.35	44d	1	1.17mi
2303 Calverton Heights Ave Baltimore, MD	4.0	2.0	1314	$2,250	$1.71	24d	1	1.19mi
2800 Presstman St Baltimore, MD	3.0	2.5	1460	$1,799	$1.23	24d	1	1.21mi
2917 Clifton Ave Baltimore, MD	4.0	4.0	1700	$2,150	$1.26	24d	1	1.21mi
1509 Edmondson Ave #1 Baltimore, MD	3.0	2.0	1600	$2,275	$1.42	24d	1	1.23mi
1625 Edmondson Ave Unit 1 Baltimore, MD	4.0	3.0	1500	$2,175	$1.45	5d	1	1.23mi
1625 Edmondson Ave Unit 2 Baltimore, MD	4.0	3.0	1500	$1,895	$1.26	13d	1	1.23mi

Listing history 4 events

1. 2026-06-18
   days on market $29,900 Active 3 DOM
2. 2026-06-17
   days on market $29,900 Active 2 DOM
3. 2026-06-15
   remarks 693-char remark
4. 2026-06-15
   listed $29,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $23,533
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$870
• Taxable income: $16,625
• Est. tax owed @ 24.0%: −$3,990
• After-tax cash flow: $12,121/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): 30,792
• Household income: $38,409
• Rent vs Own: 70.0% rent · 30.0% own
• Severe rent burden: 2921.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 1% Hispanic 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 1% Chinese 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: ▼ -187.20%
• Current HPI: 104.2102
• Rent YoY: ▲ 6.63%
• 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

+35.9% since first listed

22 events — show timeline

• 2026-06-15 Listed $29,900 BRIGHT MLS
• 2023-11-09 Sold (Public Records) $225,000 Public Records
• 2023-06-01 Sold (Public Records) $55,000 Public Records
• 2022-12-31 Listing Removed — BRIGHT MLS
• 2022-11-25 Rental Removed — RENT.
• 2022-10-03 Listing Removed — BRIGHT MLS
• 2022-05-04 Listed $135,900 BRIGHT MLS
• 2022-05-04 Price Changed $135,900 BRIGHT MLS
• 2022-04-20 Listed $170,000 BRIGHT MLS
• 2012-08-03 Sold (MLS) $18,500 BRIGHT MLS
• 2012-08-03 Sold (MLS) $18,500 MRIS
• 2012-07-21 Pending — MRIS
• 2012-07-20 Listing Removed — BRIGHT MLS
• 2012-06-27 Listed $22,000 MRIS
• 2012-06-27 Listed $22,000 BRIGHT MLS
• 2012-05-07 Delisted — MRIS
• 2012-05-07 Listing Removed — BRIGHT MLS
• 2012-03-22 Listed — MRIS
• 2012-03-22 Listed $22,000 BRIGHT MLS
• 2009-01-18 Delisted — MRIS
• 2008-10-09 Price Changed — MRIS
• 2008-07-17 Listed — MRIS

Property tax history

+11.7%/yr

Latest (2025): $2,147 · +3.4% YoY. Source: county tax records.