22 Mount St · Baltimore, MD 21223

$28,000

4 bd · None ba · 2,160 sqft · Townhouse public records · 65 Days on market

Built 1920 1,306 sqft lot $13/sqft · 89% below area ↓ 29% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Shell of a home is awaiting your vision. Could you add sqft in rear and maximize value? What about a multi unit property. Your vision can be reality here check nearby comparable sales and be amazed at the value here.

Key facts

• Built 1920
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 4-bed/?-bath townhouse listed at $28k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $28k).
• Recommended offer: $26k (6.0% below list) — sets the bar for market timing.
• Cap rate 72.7% 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 (+7.5%/yr); 422 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• At $2,228/mo this rent would consume 58% of the median local household income ($46k/yr) (locally 1755% 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 $194 of loan paydown is wiped out by about $840 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 + 7.5% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $26,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 7.96% ✓
• Cap rate: 72.67%
• Cash-on-cash: 237.05%
• DSCR: 11.55
• GRM: 1.0

CMA / ARV

• ARV (median comp): $249,357
• List price: $28,000
• Delta: -88.77%
• 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
206 S Gilmor St	0.27mi	4/2.5	2,200 (+2%)	3mo	$215,000	$98	81
105 N Fulton Ave	0.09mi	4/2.0	2,000 (-7%)	6mo	$50,000	$25	79
1706 Lemmon St	0.21mi	3/1.0 (-1)	2,200 (+2%)	4mo	$38,500	$18	78
10 N Pulaski St	0.34mi	4/1.5	2,232 (+3%)	3mo	$92,500	$41	76
329 N Gilmor St	0.28mi	4/2.5	2,066 (-4%)	6mo	$315,000	$152	74
8 N Pulaski St	0.34mi	3/3.0 (-1)	2,230 (+3%)	1mo	$114,000	$51	73
1319 W Lombard St	0.33mi	4/2.0	2,046 (-5%)	7mo	$385,000	$188	70
35 S Calhoun St	0.29mi	3/2.5 (-1)	1,985 (-8%)	7mo	$245,000	$123	62
1013 Harlem Ave	0.73mi	5/3.5 (+1)	2,117 (-2%)	4mo	$170,000	$80	54
1003 S Carey St	0.63mi	3/3.5 (-1)	2,352 (+9%)	8mo	$325,000	$138	44
1004 Bennett Pl	0.66mi	3/3.0 (-1)	1,950 (-10%)	8mo	$270,000	$138	41
1101 Bayard St	0.68mi	3/1.0 (-1)	1,903 (-12%)	7mo	$171,000	$90	38

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 · 7.51% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 14.36×
• Total profit: $104,715
• Equity at exit: $4,175

10-year hold

• IRR: —
• Equity multiple: 34.93×
• Total profit: $265,988
• Equity at exit: $2,421

Cash invested: $7,840 (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 21223

• Rents YoY: 7.5%
• Active inventory: 422
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $2,228 high
• Mortgage (P&I): −$147
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $1,549

Break-even live

Break-even rent $268

Max offer price $28,000

Occupancy floor 25%

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1839 W Fayette St Baltimore, MD	3.0	1.5	1426	$1,675	$1.17	24d	1	0.14mi
1814 Penrose Ave Baltimore, MD	3.0	1.0	1624	$1,700	$1.05	18d	1	0.21mi
1328 W Lombard St Baltimore, MD	3.0	3.5	2312	$3,600	$1.56	12d	1	0.31mi
1625 Edmondson Ave Unit 2 Baltimore, MD	4.0	3.0	1500	$1,895	$1.26	12d	1	0.42mi
1625 Edmondson Ave Unit 1 Baltimore, MD	4.0	3.0	1500	$2,175	$1.45	4d	1	0.42mi
1138 W Lombard St Baltimore, MD	3.0	3.5	2400	$1,795	$0.75	24d	1	0.44mi
1509 Edmondson Ave #1 Baltimore, MD	3.0	2.0	1600	$2,275	$1.42	24d	1	0.45mi
39 N Bentalou St Baltimore, MD	3.0	2.5	1844	$1,700	$0.92	3d	1	0.47mi
1115 W Lombard St Baltimore, MD	3.0	1.0	1468	$2,100	$1.43	43d	1	0.47mi
311 S Pulaski St Baltimore, MD	5.0	3.0	1450	$2,400	$1.66	3d	1	0.48mi
311 S Pulaski St Baltimore, MD	5.0	3.0	1450	$2,400	$1.66	43d	1	0.48mi
1000 Hollins St Unit 1000 Hollins Baltimore, MD	3.0	2.5	1472	$2,600	$1.77	44d	1	0.55mi
101 N Schroeder St Baltimore, MD	3.0	1.0–2.0	1037	$3,185	$3.07	2d	12	0.57mi
1032 W Franklin St Baltimore, MD	4.0	4.5	1913	$2,650	$1.39	24d	1	0.61mi
922 W Lombard St Baltimore, MD	4.0	2.0	2364	$2,300	$0.97	24d	1	0.62mi
913 W Lombard St Baltimore, MD	3.0	1.0	1452	$1,600	$1.10	24d	1	0.63mi
110 S Poppleton St Baltimore, MD	3.0	1.5	1800	$1,900	$1.06	43d	1	0.66mi
1227 Washington Blvd Baltimore, MD	4.0	3.5	2664	$2,950	$1.11	4d	1	0.75mi
853 W Lombard St Baltimore, MD	3.0	2.5	2824	$2,650	$0.94	24d	1	0.78mi
1226 W Cross St Baltimore, MD	3.0	3.0	1551	$2,250	$1.45	43d	1	0.80mi
1613 Riggs Ave Baltimore, MD	3.0	2.5	1800	$1,800	$1.00	24d	1	0.82mi
804 Hollins St Unit 1 Baltimore, MD	3.0	2.0	1800	$2,700	$1.50	4d	1	0.82mi
819 Ramsay St Baltimore, MD	4.0	3.5	1856	$3,000	$1.62	12d	1	0.84mi
803 McHenry St Baltimore, MD	4.0	2.5	1856	$2,599	$1.40	3d	1	0.84mi
918 N Bentalou St Baltimore, MD	3.0	1.5	1485	$1,750	$1.18	43d	1	0.87mi
324 Scott St Baltimore, MD	4.0	2.5	1656	$3,000	$1.81	43d	1	0.87mi
827 Washington Blvd Baltimore, MD	3.0	1.0	1512	$2,000	$1.32	24d	1	0.87mi
519 Scott St Unit 2 Baltimore, MD	3.0	3.0	1600	$3,000	$1.88	43d	1	0.95mi
610 Scott St Baltimore, MD	5.0	3.0	1700	$2,750	$1.62	12d	1	0.95mi
709 Scott St Baltimore, MD	3.0	3.0	1448	$2,500	$1.73	15d	1	0.98mi
709 Scott St Baltimore, MD	3.0	2.5	1448	$2,500	$1.73	24d	1	0.98mi
636 Portland St Baltimore, MD	4.0	2.0	1545	$2,650	$1.72	24d	1	1.05mi
912 S Paca St Baltimore, MD	3.0	2.0	2000	$2,250	$1.12	43d	1	1.08mi
941 Brunswick St Baltimore, MD	3.0	1.5	1558	$1,600	$1.03	43d	1	1.12mi
941 Brunswick St Baltimore, MD	3.0	1.5	1516	$1,650	$1.09	18d	1	1.12mi
549 Mosher St Baltimore, MD	3.0	1.0	2200	$1,350	$0.61	43d	1	1.13mi
1315 Presstman St Baltimore, MD	4.0	2.0	1700	$2,000	$1.18	43d	1	1.15mi
1501 N Payson St Baltimore, MD	3.0	1.0	1400	$1,550	$1.11	43d	1	1.16mi
1516 N Mount St Baltimore, MD	3.0	1.5	1830	$1,750	$0.96	15d	1	1.17mi
2922 Edmondson Ave Baltimore, MD	3.0	2.0	1620	$1,900	$1.17	43d	1	1.22mi

Listing history 16 events

1. 2026-06-18
   days on market $28,000 Active 65 DOM
2. 2026-06-17
   days on market $28,000 Active 64 DOM
3. 2026-06-16
   pricedays on market $28,000 Active 63 DOM
4. 2026-06-15
   days on market $30,000 Active 62 DOM
5. 2026-06-13
   days on market $30,000 Active 60 DOM
6. 2026-06-09
   days on market $30,000 Active 56 DOM
7. 2026-06-08
   days on market $30,000 Active 55 DOM
8. 2026-06-07
   days on market $30,000 Active 54 DOM
9. 2026-06-04
   days on market $30,000 Active 51 DOM
10. 2026-06-03
    days on market $30,000 Active 50 DOM
11. 2026-06-02
    pricedays on market $30,000 Active 49 DOM
12. 2026-06-01
    days on market $32,000 Active 48 DOM
13. 2026-05-31
    days on market $32,000 Active 47 DOM
14. 2026-05-19
    price $32,000 221-char remark

    Show marketing remark (221 chars)

    This Shell of a home is awaiting your vision. Could you add sqft in rear and maximize value? What about a multi unit property. Your vision can be reality here check nearby comparable sales and be amazed at the value here.

15. 2026-05-05
    price $37,000 221-char remark

    Show marketing remark (221 chars)

    This Shell of a home is awaiting your vision. Could you add sqft in rear and maximize value? What about a multi unit property. Your vision can be reality here check nearby comparable sales and be amazed at the value here.

16. 2026-04-14
    listed $45,000 Active 221-char remark

    Show marketing remark (221 chars)

    This Shell of a home is awaiting your vision. Could you add sqft in rear and maximize value? What about a multi unit property. Your vision can be reality here check nearby comparable sales and be amazed at the value here.

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $634 · $53/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 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: $26,735
• − Mortgage interest: −$1,568
• − Property taxes: −$634
• − Insurance: −$140
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − Depreciation: −$815
• Taxable income: $19,300
• Est. tax owed @ 24.0%: −$4,632
• After-tax cash flow: $13,952/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): 19,572
• Household income: $45,840
• Rent vs Own: 68.0% rent · 32.0% own
• Severe rent burden: 1755.0

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 (72%)
• Race & ethnicity: Black 72% White 16% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -97.99%
• Current HPI: 140.5836
• Rent YoY: ▲ 7.51%
• 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

-28.9% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $32,000 BRIGHT MLS
• 2026-05-05 Price Changed $37,000 BRIGHT MLS
• 2026-04-14 Listed $45,000 BRIGHT MLS

Property tax history

-4.7%/yr

Latest (2025): $634 · +0.0% YoY. Source: county tax records.