6320 Brown Ave · Baltimore, MD 21224

$159,900

2 bd · 1.0 ba · 1,050 sqft · Townhouse public records · 126 Days on market

Built 1955 1,473 sqft lot $152/sqft · 8% above area Est $148k · 8% over ↓ 6% since listing

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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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +6.1/10.0
• ARV discount +3.9/15.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New laminate flooring, New Carpet, freshly painted, Great opportunity to make yours.

Key facts

• Built 1955
• Listed 126 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 (+1.3%/yr); 391 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); solid renter incomes; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 126 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 1955 — 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1955 — 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. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (median comp): $148,019
• List price: $159,900
• Delta: 8.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6305 Brown Ave	0.03mi	2/2.0	1,050 (0%)	3mo	$145,000	$138	92
6313 Brown Ave	0.03mi	2/1.0	1,050 (0%)	10mo	$85,000	$81	90
6436 Hartwait St	0.10mi	2/1.0	1,050 (0%)	10mo	$127,200	$121	87
1509 Charlotte Ave	0.23mi	3/1.0 (+1)	1,088 (+4%)	11mo	$110,000	$101	69
1548 Elrino St	0.26mi	2/1.5	1,140 (+9%)	11mo	$163,000	$143	62
1108 Steelton Ave	0.50mi	3/1.0 (+1)	1,080 (+3%)	8mo	$110,000	$102	60
1518 Elrino St	0.29mi	2/2.0	1,190 (+13%)	4mo	$116,000	$97	58
6109 Bessemer Ave	0.33mi	3/1.5 (+1)	960 (-9%)	7mo	$162,000	$169	57
1242 Delbert Ave	0.67mi	3/1.5 (+1)	1,024 (-2%)	3mo	$219,822	$215	55
1210 Delbert Ave	0.69mi	3/1.0 (+1)	1,024 (-2%)	12mo	$180,000	$176	49
6714 Boston Ave	0.47mi	3/2.0 (+1)	1,170 (+11%)	6mo	$175,000	$150	45
6824 Duluth Ave	0.61mi	3/1.5 (+1)	1,176 (+12%)	12mo	$244,000	$207	34

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-8,484
• Equity at exit: $23,842

10-year hold

• IRR: 2.4%
• Equity multiple: 1.16×
• Total profit: $7,150
• Equity at exit: $13,825

Cash invested: $44,772 (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 21224

• Rents YoY: 1.3%
• Active inventory: 391
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$839
• Tax from tax record: −$174 /mo · $2,083/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $320

Break-even live

Break-even rent $1,366

Max offer price $159,900

Occupancy floor 77%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1613 Elrino St Baltimore, MD	2.0	1.0	700	$1,350	$1.93	43d	1	0.22mi
1504 Elrino St Baltimore, MD	2.0	2.0	1050	$1,650	$1.57	4d	1	0.30mi
6722 Brentwood Ave Unit 2FL Dundalk, MD	3.0	1.0	900	$1,750	$1.94	43d	1	0.43mi
1207 Anglesea St Baltimore, MD	2.0	2.0	1162	$2,150	$1.85	4d	1	0.62mi
2125 Cameron Dr Dundalk, MD	1.0–2.0	1.0	697	$1,350	$1.94	43d	9	0.71mi
628 47th St Apt RW2 Baltimore, MD	2.0	1.0	750	$1,200	$1.60	10d	1	0.85mi
630 47th St Unit B Baltimore, MD	2.0	1.0	750	$1,200	$1.60	43d	1	0.86mi
1955 Walnut Ave Dundalk, MD	3.0	1.0	950	$2,300	$2.42	43d	1	0.90mi
456 Elrino St Unit B Baltimore, MD	2.0	1.0	800	$1,600	$2.00	43d	1	1.00mi
442 Folcroft St Unit A Baltimore, MD	2.0	1.5	1071	$1,600	$1.49	3d	1	1.01mi
416 Hornel St Unit 2 Baltimore, MD	2.0	1.0	1470	$1,400	$0.95	23d	1	1.02mi
434 Folcroft St Unit A Baltimore, MD	3.0	1.5	1260	$1,500	$1.19	43d	1	1.02mi
440 Elrino St Unit 2 Baltimore, MD	1.0	1.0	750	$1,050	$1.40	23d	1	1.02mi
530 47th St Baltimore, MD	3.0	1.0	1424	$1,750	$1.23	23d	1	1.04mi
560 Bayview Blvd Baltimore, MD	1.0–3.0	1.0–3.0	1108	$2,515	$2.27	2d	25	1.04mi
708 Umbra St Baltimore, MD	3.0	1.5	1274	$2,000	$1.57	17d	1	1.04mi
266 Saint Helena Ave Dundalk, MD	3.0	1.0	1305	$1,900	$1.46	12d	1	1.05mi
421 Elrino St Unit B Baltimore, MD	1.0	1.0	750	$995	$1.33	23d	1	1.05mi
363 Gusryan St Baltimore, MD	2.0	2.0	840	$1,950	$2.32	12d	1	1.07mi
334 Kane St Baltimore, MD	2.0	2.0	1050	$1,675	$1.60	23d	1	1.07mi
6552 Parnell Ave Dundalk, MD	2.0	1.5	885	$1,500	$1.69	17d	1	1.08mi
6905 Bank St Baltimore, MD	2.0	1.5	784	$1,650	$2.10	43d	1	1.09mi
340 Gusryan St Baltimore, MD	3.0	2.0	1300	$2,500	$1.92	43d	1	1.11mi
338 Gusryan St Baltimore, MD	2.0	1.5	1218	$1,700	$1.40	23d	1	1.11mi
328 Folcroft St Baltimore, MD	3.0	2.0	1460	$2,300	$1.58	23d	1	1.13mi
339 Drew St Baltimore, MD	1.0	1.0	1460	$1,200	$0.82	23d	1	1.13mi
335 Drew St Unit 1 Baltimore, MD	2.0	1.0	1460	$1,600	$1.10	23d	1	1.14mi
335 Drew St Unit 2 Baltimore, MD	1.0	1.0	1460	$1,200	$0.82	23d	1	1.14mi
6802 Conley St Baltimore, MD	2.0	1.5	939	$1,750	$1.86	21d	1	1.14mi
6537 Baltimore Ave Baltimore, MD	3.0	1.0	1272	$1,700	$1.34	1d	1	1.15mi
6545 Baltimore Ave Dundalk, MD	2.0	1.0	852	$1,500	$1.76	43d	1	1.16mi
12 Leeway Dundalk, MD	3.0	1.0	1358	$1,750	$1.29	43d	1	1.24mi
611 Oldham St Baltimore, MD	2.0	1.0	1148	$1,800	$1.57	12d	1	1.28mi
2624 Liberty Pkwy Dundalk, MD	3.0	1.5	1110	$1,856	$1.67	43d	1	1.31mi
7124 Gough St Baltimore, MD	2.0	1.5	1096	$1,700	$1.55	21d	1	1.34mi
4505 Foster Ave Baltimore, MD	3.0	3.0	1376	$2,650	$1.93	23d	1	1.36mi
3 Center Pl Unit 2 Dundalk, MD	1.0	1.0	700	$1,250	$1.79	43d	1	1.38mi
527 S Lehigh St Baltimore, MD	3.0	2.0	1320	$2,325	$1.76	43d	1	1.40mi
3850 Boston St Baltimore, MD	2.0	1.0–2.0	854	$3,378	$3.96	2d	22	1.41mi
7058 Eastbrook Ave Baltimore, MD	3.0	2.0	1228	$1,700	$1.38	11d	1	1.42mi

Listing history 23 events

1. 2026-06-18
   days on market $159,900 Active 126 DOM
2. 2026-06-17
   days on market $159,900 Active 125 DOM
3. 2026-06-16
   days on market $159,900 Active 124 DOM
4. 2026-06-15
   days on market $159,900 Active 123 DOM
5. 2026-06-13
   days on market $159,900 Active 121 DOM
6. 2026-06-09
   days on market $159,900 Active 117 DOM
7. 2026-06-08
   days on market $159,900 Active 116 DOM
8. 2026-06-07
   days on market $159,900 Active 115 DOM
9. 2026-06-04
   days on market $159,900 Active 112 DOM
10. 2026-06-03
    days on market $159,900 Active 111 DOM
11. 2026-06-02
    days on market $159,900 Active 110 DOM
12. 2026-06-01
    days on market $159,900 Active 109 DOM
13. 2026-05-31
    days on market $159,900 Active 108 DOM
14. 2026-05-06
    status Pending 84-char remark

    Show marketing remark (84 chars)

    New laminate flooring, New Carpet, freshly painted, Great opportunity to make yours.

15. 2026-04-03
    status Active 84-char remark

    Show marketing remark (84 chars)

    New laminate flooring, New Carpet, freshly painted, Great opportunity to make yours.

16. 2026-02-06
    status Pending 84-char remark

    Show marketing remark (84 chars)

    New laminate flooring, New Carpet, freshly painted, Great opportunity to make yours.

17. 2025-12-01
    listed $159,900 Active 84-char remark

    Show marketing remark (84 chars)

    New laminate flooring, New Carpet, freshly painted, Great opportunity to make yours.

18. 2025-11-24
    historical $159,900 84-char remark

    Show marketing remark (84 chars)

    New laminate flooring, New Carpet, freshly painted, Great opportunity to make yours.

19. 2024-02-14
    historical
20. 2024-01-09
    listed $169,900 Active
21. 2023-11-28
    historical
22. 2023-11-09
    price $149,000
23. 2023-10-20
    listed $169,900 Active

ⓘ 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: $2,083 · $174/mo
• Projected year-2 tax: $2,083 · $174/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 8/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,246
• − Mortgage interest: −$8,957
• − Property taxes: −$2,083
• − Insurance: −$800
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − Depreciation: −$4,652
• Taxable income: $1,355
• Est. tax owed @ 24.0%: −$325
• After-tax cash flow: $3,514/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): 47,465
• Household income: $89,017
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1786.0

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 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 21% Black 16% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -332.23%
• Current HPI: 241.284
• Rent YoY: ▲ 1.31%
• 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

-5.9% since first listed

10 events — show timeline

• 2026-05-06 Pending — BRIGHT MLS
• 2026-04-03 Relisted — BRIGHT MLS
• 2026-02-06 Pending — BRIGHT MLS
• 2025-12-01 Listed $159,900 BRIGHT MLS
• 2025-11-24 Coming Soon $159,900 BRIGHT MLS
• 2024-02-14 Listing Removed — BRIGHT MLS
• 2024-01-09 Listed $169,900 BRIGHT MLS
• 2023-11-28 Listing Removed — BRIGHT MLS
• 2023-11-09 Price Changed $149,000 BRIGHT MLS
• 2023-10-20 Listed $169,900 BRIGHT MLS

Property tax history

+1.7%/yr

Latest (2025): $2,083 · +10.1% YoY. Source: county tax records.