152 Irving St · Baltimore, MD 21229

$79,000

3 bd · 1.0 ba · 1,184 sqft · Townhouse public records · 127 Days on market

Built 1920 871 sqft lot $67/sqft · 39% below area Est $131k · 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Awesome opportunity for first time home owner or investor. Property has been upgraded throughout. All systems are in working order. Closing help available. Motivated Seller

Key facts

• Built 1920
• Listed 126 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $79k.

Deal economics

• At list price, monthly cash flow is $755 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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 (+5.4%/yr); 256 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); 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 35% of the median local income ($60k/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 $546 of loan paydown is wiped out by about $2k 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 + 5.4% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y ago; this cycle's ask has dropped $13k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% 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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.21% ✓
• Cap rate: 17.77%
• Cash-on-cash: 40.98%
• DSCR: 2.82
• GRM: 3.8

CMA / ARV

• ARV (median comp): $130,532
• List price: $79,000
• Delta: -39.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Hillvale Rd	0.52mi	3/1.5	1,224 (+3%)	2mo	$180,000	$147	66
40 Hillvale Rd	0.51mi	3/2.0	1,224 (+3%)	1mo	$230,000	$188	65
21 Culver St	0.38mi	2/2.0 (-1)	1,260 (+6%)	1mo	$210,000	$167	62
222 N Hilton St	0.65mi	3/1.0	1,120 (-5%)	1mo	$89,775	$80	60
209 Mount Holly St	0.48mi	3/2.0	1,080 (-9%)	2mo	$228,000	$211	58
107 N Monastery Ave	0.48mi	2/1.5 (-1)	1,080 (-9%)	2mo	$65,000	$60	54
300 Denison St	0.65mi	3/2.0	1,260 (+6%)	2mo	$205,000	$163	54
28 S Bernice Ave	0.70mi	3/1.0	1,280 (+8%)	1mo	$147,000	$115	53
377 Marydell Rd	0.47mi	2/1.0 (-1)	1,040 (-12%)	2mo	$145,000	$139	51
708 Woodington Rd S	0.73mi	2/1.5 (-1)	1,120 (-5%)	1mo	$100,000	$89	49
118 Upmanor Rd	0.50mi	3/2.0	1,024 (-14%)	2mo	$235,000	$229	48
119 Hilton St	0.62mi	2/2.0 (-1)	1,040 (-12%)	0mo	$211,000	$203	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 · 5.38% rent growth · sell at horizon

5-year hold

• IRR: 40.4%
• Equity multiple: 2.79×
• Total profit: $39,665
• Equity at exit: $11,779

10-year hold

• IRR: 47.9%
• Equity multiple: 6.21×
• Total profit: $115,255
• Equity at exit: $6,830

Cash invested: $22,120 (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 21229

• Rents YoY: 5.4%
• Active inventory: 256
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$414
• Tax from tax record: −$179 /mo · $2,142/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $755

Break-even live

Break-even rent $792

Max offer price $79,000

Occupancy floor 52%

Sensitivity live

Price	-10% $800	-5% $778	+0% $755	+5% $733	+10% $711
Rent	-10% $617	-5% $686	+0% $755	+5% $824	+10% $893
Rate	-1.0pp $795	-0.5pp $775	base $755	+0.5pp $735	+1.0pp $714

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4018 Massachusetts Ave Baltimore, MD	3.0	1.0	1050	$1,400	$1.33	24d	1	0.03mi
212 S Loudon Ave Baltimore, MD	3.0	1.5	1310	$1,550	$1.18	44d	1	0.07mi
304 Collins Ave Unit 2 Baltimore, MD	3.0	1.0	1016	$2,100	$2.07	44d	1	0.21mi
2 S Woodington Rd Baltimore, MD	2.0	1.0	856	$1,160	$1.36	15d	1	0.25mi
2 N Woodington Rd Baltimore, MD	1.0–2.0	1.0	738	$1,335	$1.81	4d	5	0.26mi
111 Upmanor Rd Baltimore, MD	3.0	1.5	1224	$2,163	$1.77	44d	1	0.47mi
4301 Parkton St Baltimore, MD	1.0–3.0	1.0	730	$1,550	$2.12	44d	1	0.49mi
3607 W Lexington St Baltimore, MD	3.0	2.0	1050	$1,895	$1.80	5d	1	0.54mi
3336 W Caton Ave Baltimore, MD	3.0	2.0	1236	$1,625	$1.31	24d	1	0.55mi
3310 Elbert St Baltimore, MD	2.0	1.0	920	$1,550	$1.68	24d	1	0.57mi
41 N Kossuth St Baltimore, MD	3.0	2.0	1216	$1,800	$1.48	24d	1	0.58mi
4601 Pen Lucy Rd Unit 103-H Baltimore, MD	2.0	1.0	798	$1,315	$1.65	24d	1	0.61mi
4601 Pen Lucy Rd Unit 4718-F Baltimore, MD	2.0	1.0	879	$1,225	$1.39	3d	1	0.61mi
4601 Pen Lucy Rd Unit 4714-B Baltimore, MD	2.0	1.0	730	$1,205	$1.65	15d	1	0.61mi
4601 Pen Lucy Rd Unit 4615-G Baltimore, MD	2.0	1.0	798	$1,200	$1.50	22d	1	0.62mi
19 S Tremont Rd Baltimore, MD	3.0	1.0	1350	$1,850	$1.37	44d	1	0.63mi
3706 W Franklin St Unit 1 Baltimore, MD	2.0	1.0	735	$1,100	$1.50	5d	1	0.64mi
2 S Tremont Rd Baltimore, MD	3.0	2.0	1450	$1,800	$1.24	12d	1	0.65mi
2 S Tremont Rd Baltimore, MD	3.0	2.0	1450	$1,800	$1.24	24d	1	0.65mi
4431 Eldone Rd Baltimore, MD	3.0	2.0	896	$2,000	$2.23	24d	1	0.67mi
405 N Edgewood St Baltimore, MD	4.0	2.0	1408	$2,950	$2.10	5d	1	0.70mi
402 Colleen Rd Baltimore, MD	1.0–2.0	1.0	910	$1,450	$1.59	3d	11	0.72mi
4520 Scarlet Oak Ln Baltimore, MD	2.0	1.0	1025	$1,500	$1.46	44d	1	0.73mi
500 Lucia Ave Baltimore, MD	3.0	2.0	1472	$2,100	$1.43	17d	1	0.73mi
219 Atholgate Ln Baltimore, MD	1.0–3.0	1.0–1.5	814	$1,500	$1.84	4d	2	0.74mi
738 Yale Ave Baltimore, MD	2.0	1.0	1346	$1,900	$1.41	24d	1	0.77mi
3507 Edmondson Ave Baltimore, MD	4.0	2.0	1428	$2,300	$1.61	44d	1	0.77mi
751 Yale Ave Baltimore, MD	3.0	1.5	1024	$1,750	$1.71	44d	1	0.79mi
3130 Stafford St Baltimore, MD	3.0	1.0	1200	$1,500	$1.25	21d	1	0.81mi
3423 Edmondson Ave Baltimore, MD	2.0	1.5	1400	$1,710	$1.22	44d	1	0.81mi
4020 Gelston Dr Baltimore, MD	3.0	2.0	1270	$1,875	$1.48	44d	1	0.81mi
623 N Grantley St Baltimore, MD	4.0	2.0	1250	$2,000	$1.60	24d	1	0.83mi
3392 Saint Benedict St Baltimore, MD	2.0	1.0	864	$1,450	$1.68	24d	1	0.83mi
3712 Gelston Dr Baltimore, MD	3.0	2.0	1250	$2,500	$2.00	24d	1	0.84mi
114 S Rock Glen Rd Baltimore, MD	4.0	1.5	1160	$2,350	$2.03	13d	1	0.85mi
586 Lucia Ave Baltimore, MD	3.0	1.5	1178	$2,100	$1.78	18d	1	0.85mi
627 Lucia Ave Baltimore, MD	3.0	1.0	892	$1,750	$1.96	24d	1	0.88mi
565 Brisbane Rd Baltimore, MD	2.0	2.0	1146	$1,675	$1.46	24d	1	0.88mi
501 Hazlett Ave Baltimore, MD	2.0–3.0	1.5–2.0	1044	$1,879	$1.80	2d	8	0.91mi
730 Linnard St Unit 1 Baltimore, MD	4.0	1.0	1360	$1,750	$1.29	24d	1	0.91mi

Listing history 46 events

1. 2026-06-21
   days on market $79,000 Active 127 DOM
2. 2026-06-18
   days on market $79,000 Active 124 DOM
3. 2026-06-17
   days on market $79,000 Active 123 DOM
4. 2026-06-16
   days on market $79,000 Active 122 DOM
5. 2026-06-15
   days on market $79,000 Active 121 DOM
6. 2026-06-13
   days on market $79,000 Active 119 DOM
7. 2026-06-09
   days on market $79,000 Active 115 DOM
8. 2026-06-08
   days on market $79,000 Active 114 DOM
9. 2026-06-07
   days on market $79,000 Active 113 DOM
10. 2026-06-04
    days on market $79,000 Active 110 DOM
11. 2026-06-03
    days on market $79,000 Active 109 DOM
12. 2026-06-02
    days on market $79,000 Active 108 DOM
13. 2026-06-01
    days on market $79,000 Active 107 DOM
14. 2026-05-31
    days on market $79,000 Active 106 DOM
15. 2026-05-13
    status Active
16. 2026-05-03
    historical
17. 2026-04-22
    price $83,900
18. 2026-03-12
    price $87,900
19. 2026-02-04
    listed $92,000 Active
20. 2022-06-01
    soldstatus $109,500
21. 2022-02-21
    soldstatus $109,500 Closed 172-char remark

    Show marketing remark (172 chars)

    Awesome opportunity for first time home owner or investor. Property has been upgraded throughout. All systems are in working order. Closing help available. Motivated Seller

22. 2022-01-19
    historical Active Under Contract 172-char remark

    Show marketing remark (172 chars)

    Awesome opportunity for first time home owner or investor. Property has been upgraded throughout. All systems are in working order. Closing help available. Motivated Seller

23. 2021-12-05
    listed $125,000 Active 172-char remark

    Show marketing remark (172 chars)

    Awesome opportunity for first time home owner or investor. Property has been upgraded throughout. All systems are in working order. Closing help available. Motivated Seller

24. 2018-10-12
    soldstatus $15,500 Closed
25. 2018-10-07
    status Pending
26. 2018-09-26
    historical Active Under Contract
27. 2018-09-07
    price $16,900
28. 2018-08-03
    price $19,900
29. 2018-08-02
    status Active
30. 2018-07-30
    status Pending
31. 2018-06-28
    listed $22,500 Active
32. 2009-12-07
    historical Withdrawn
33. 2009-12-07
    historical
34. 2009-10-23
    price
35. 2009-09-16
    listed Active
36. 2009-09-16
    listed $65,000
37. 2007-08-10
    price
38. 2007-08-10
    historical
39. 2007-08-02
    price
40. 2007-08-02
    price
41. 2007-07-09
    listed
42. 2007-03-01
    historical
43. 2007-01-21
    listed
44. 2005-10-31
    soldstatus $45,150
45. 2004-03-26
    soldstatus $40,250
46. 1992-09-21
    soldstatus $13,000

ⓘ 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: $2,142 · $179/mo
• Projected year-2 tax: $2,142 · $179/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 5/10 Major 24% 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: $20,977
• − Mortgage interest: −$4,425
• − Property taxes: −$2,142
• − Insurance: −$395
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$2,298
• Taxable income: $8,361
• Est. tax owed @ 24.0%: −$2,007
• After-tax cash flow: $7,057/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): 46,679
• Household income: $60,047
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 2776.0

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 15% Hispanic / Latino 6% Two or more races 4% Asian 3%
• Common ancestry: Lithuanian 1% Romanian 1% Serbian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% 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: ▼ -259.07%
• Current HPI: 226.896
• Rent YoY: ▲ 5.38%
• 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

+545.4% since first listed

32 events — show timeline

• 2026-05-13 Relisted — BRIGHT MLS
• 2026-05-03 Listing Removed — BRIGHT MLS
• 2026-04-22 Price Changed $83,900 BRIGHT MLS
• 2026-03-12 Price Changed $87,900 BRIGHT MLS
• 2026-02-04 Listed $92,000 BRIGHT MLS
• 2022-06-01 Sold (Public Records) $109,500 Public Records
• 2022-02-21 Sold (MLS) $109,500 BRIGHT MLS
• 2022-01-19 Contingent — BRIGHT MLS
• 2021-12-05 Listed $125,000 BRIGHT MLS
• 2018-10-12 Sold (MLS) $15,500 BRIGHT MLS
• 2018-10-07 Pending — BRIGHT MLS
• 2018-09-26 Contingent — BRIGHT MLS
• 2018-09-07 Price Changed $16,900 BRIGHT MLS
• 2018-08-03 Price Changed $19,900 BRIGHT MLS
• 2018-08-02 Relisted — BRIGHT MLS
• 2018-07-30 Pending — BRIGHT MLS
• 2018-06-28 Listed $22,500 BRIGHT MLS
• 2009-12-07 Delisted — MRIS
• 2009-12-07 Listing Removed — BRIGHT MLS
• 2009-10-23 Price Changed — MRIS
• 2009-09-16 Listed — MRIS
• 2009-09-16 Listed $65,000 BRIGHT MLS
• 2007-08-10 Price Changed — MRIS
• 2007-08-10 Delisted — MRIS
• 2007-08-02 Price Changed — MRIS
• 2007-08-02 Price Changed — MRIS
• 2007-07-09 Listed — MRIS
• 2007-03-01 Delisted — MRIS
• 2007-01-21 Listed — MRIS
• 2005-10-31 Sold (Public Records) $45,150 Public Records
• 2004-03-26 Sold (Public Records) $40,250 Public Records
• 1992-09-21 Sold (Public Records) $13,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,142 · +11.1% YoY. Source: county tax records.